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Publications  of  the  City  Club 

of  Chicago 

MrXK'IPAL  REVEXPES  OE  ( IIICACO.  By  Professor 
Charles  E.  Merriani.  1(>1  pp.  $1,00,  ])oslage  extra. 
(Out  of  ))riiit.) 

VOC  ATIONAL  TRAINING  IX  (TIICAGO  AND  OTHER 
('ITIES.  Report  by  a Sub-C’omniittee  of  the  C'ity 
(’hib  ('omiuittee  on  Public  Education;  George  II.  Mead, 
(’hairuiau,  William  J.  Bogan  and  Ernest  A.  Wreidt. 
SI.)  j)p.  $1.00,  postage  extra.  (Out  of  j)rint.) 

THE  SHORT  BALLOT  IX  ILLINOIS.  Report  by  the 
Short  Ballot  Coininittee  of  the  C'ity  Club;  Edwin  II. 
C’assels,  Chairman.  iVZ  j)}).  10c,  j)Osti)aid. 

THE  RAILWAY  TERMINAL  PROBLEM  OE  C HICAGO. 
-V  series  of  illustrated  addres.ses  before  the  C'ity  (’lub 
dealing  with  the  j)rohlem  of  reorganizing  C'hicago’s 
railway  terminals.  (Quarto,  OS  pj).,  .‘P2  plates,  eight 
of  these  in  color.  OOc  net,  postage  extra. 

THROrCHI  ROPTES  EOR  C HIC  AGO'S  STE.VM  RAIL- 
ROADS. THE  BEST  .MEANS  EOR  ATTAIXIXG 
POPPLAR  VXD  C’OMEORTABLE  TRAVEL  EOR 
C’HIC’AGO.  By  George  E.  Hooker,  C'ivic  Secretary, 
C'ity  C'luh.  (Quarto.  SJ)  })j). , 88  })lates,  including  .54 
ma])s,  ^l  of  these  in  colors.  $1.00  net,  postage  extra. 

The  lIxivERSiTV  of  Chica(;o  Press 

CHICAGO,  ILLINOIS 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


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PUBLICATIONS  OF  THE  CITY  CLUB  OF  CHICAGO 

CITY  RESIDENTIAL 
LAND  DE  VEIPPMENT 

STUDIES  IN  PLANNING 

COMPETITIVE  PLANS  FOR  SUBDIVIDING  A TYPICAL 
QUARTER  SECTION  OF  LAND  IN  THE 
OUTSKIRTS  OF  CHICAGO 

EDITED  BY 

Alfred  B.  Yeomans 

LANDSCAPE  ARCHITECT 


CITY  CLUB 

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THE  UNIVERSITY  OF  CHICAGO  PRESS 

CHICAGO.  ILLINOIS 


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Copyright  1916  by 
THE  CITY  CLUB  OK  CHICAGO 

Published  December  1916 


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PHEFAC'E 


The  environs  of  onr  large  eilies  eonstilnte  one  of 
the  most  promising  fields  for  the  work  of  the  eity 
planner.  Within  the  hiiilt-np  ])ortion  of  the  eity 
ehanges  in  the  street  i)lan  and  the  ereation  of  open 
sj)aees  are  enormously  expensive  and  difficnlt.  On 
the  other  hand,  every  large  eity  inelndes  within  its 
limits  large  areas  of  unimproved  or  only  ])artially  im- 
proved land  where  the  eity  planner,  real  estate  oj)era- 
tor,  and  others  may  work  i)raetieally  unhampered  by 
the  ideas  or  lack  of  ideas  of  their  j)r('deeessors. 

There  is  increasing  evidence  of  a tendency  in  this 
country  to  take  advantage  of  these  opportunities  to 
intelligently  direct  and  control  the  growth  of  cities. 
The  purely  mechanical  extension  of  existing  street 
systems  is  giving  way  to  scientific  methods  of  land 
development  based  on  a earefnl  study  of  the  probable 
economic,  social,  and  esthetic  needs  of  the  prospective 
inhabitants. 

The  present  volume,  consisting  mainly  of  plans 
submitted  in  a competition  held  by  the  C ity  (dub  of 
(diieago  in  191.‘b  is  issued  in  the  hoi)c  that  it  may  help 
to  stimulate  interest  in  the  more  intelligent  j)lamiing  of 
the  outlying  portions  of  large  cities. 

The  Editor. 


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('OXTEXTS 


PiiKO 

I.  Pko(;ram  of  tub:  ('ompetition  ....  1 

II.  Report  of  tub:  -Ibry 

III.  C’ompetitivb:  Rl.\xs  with  Di.scussioxs  by 

THE  De.SIONERS 

IW  XoN-COMPETITIVE  1’lAN  BY  ErANK  ElOYI) 

^VRIOHT 

V.  Reviews  of  the  Plans 


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INDEX  TO  ( ONTRIHUTORS 

Anderson,  II.  A., 79  West  Monroe  Street,  Chicago  .... 
Ahonovici,  I)k.  ('.\rol,  4''2.5  S.  loth  St.,  Philadelphia,  Pennsjdvania  . 
Hernh.vud,  Wilhelm,  Architect,  (54  W.  Randolph  St.,  ('hicago,  Illinois  . 
Roynton,  Louis  \\.,  Architect,  lOO'-Z  Cornwell  Place,  Ann  Arbor,  Michigan 
Rk.\zer  & Rohb,  Architects,  Broadway,  New  York  C’ity  .... 
Co.MEY,  Arthur  C.,  Landscape  Designer,  Harvard  Scpiare,  Cambridge,  Ma.s.sa 

cluLsetts 

Cone,  (L  C.,  Landscape  Architect,  914  Crain  Street,  Evanston,  Illinois 
Dru.mmond,  Willl\m,  Architect,  1!)  S.  LaSalle  St.,  Chicago,  Illinois  . 
F.wille,  WiLLi.x.M  B.,  Architect,  Balboa  Building,  San  Francisco,  California 
Fixmer,  II.  J.,  Engineer,  Board  of  Local  Improvements,  Chicago,  Illinois 
(iRiFFiN,  Walter  B.,  Architect,  104  South  Michigan  Avenue,  Chicago,  Illinoi 

(iROVER,  Ed.mund,  East  Walpole,  Ma.ssachu.setts 

Hartigan,  W.  B.,  Architect,  2.5.S(J  Flournoy  Street,  Chicago,  Illinois  . 
Hudson,  Herbert  E.,  Engineer,  207  City  Hall,  Chicago,  Illinois  . 

Kelsey’,  Albert,  Architect,  ('hestnut  Street,  Philatlelphia  .... 
Kingery’,  Robert,  1725  Wil.son  Avenue,  ('hicago,  Illinois  .... 
L.wvrence,  Edgar  II. , Architect,  104  South  Michigan  Avenue,  ('hicago 


Illinois 


Lilienberg,  Albert,  Town  Planner,  Gothenburg,  Sweden 

Lilienberg,  Mrs.  Ingrid,  Gothcnlnirg,  Sweden 

Mead,  Marcia,  of  Schenck  & Mead,  Architects,  105  W.  40th  St. 

New  York  City 

Morell  & N1CHOL.S,  Landscape  Architects,  Palace  Building,  Minneajiolis 


Minne.sota 


Pond,  Irving  K.,  Architect,  Steinway  Hall,  ('hicago,  Illinois 
Pope,  Robert  A.,  Landscape  Architect,  10  E.  O.Srd  St.,  New  ^ ork  City  (>(!, 
Ram.sdell,  Cii.YRLEs  W.,  Landscape  Architect,  New  \ork  Life  Building,  Minne- 
apolis, Minne.sota 

Reecer,  Yictor,  Engineer,  2712  North  Ked/.ie  Avenue,  ('hicago,  Illinois 
Riddle  & Riddle,  Engineers,  1957  Peoples  Gas  Building,  Chicago,  Illinois 
ScHUCH.YRDT,  WiLLi.YM  H.,  Architect,  428  Jefferson  Street,  Milwaukee,  Wis- 
consin   

Sti  rr,  Albert,  781  Ellicott  Square,  Buffalo,  New  ^ork 

Tenney,  Dr.  A.  ('.,  122  South  Michigan  Avenue,  (diicago,  Illinois 
Tirrell,  Charles  A.,  Landscape  Architect,  815  Steinwaj’  Hall,  ('hicago. 


111 


inois 


I’iif-e 

22 

117 

10 

24 

28 

10 

.‘52 

:57 

105 

45 

50 

48 

50 

52 

108 

54 

50 

20 

20 

01 

04 

114 

12.‘5 

7.‘5 

22 

75 

78 

81 

81 

87 


Wright,  Fr.\nk  Lloyd,  Architect,  220  South  Michigan  Avenue,  ('hicago, 

Illinois 

Wy’.m.yn,  Phelps,  Landscape  Architect,  344  McKnight  Building,  Minneapolis, 


Minnesota 


90 


Yeomans,  Alfred  B.,  Landscape  Architect,  343  South  Dearborn  Street, 

Chicago,  Illinois 

I.IST  OF  .ADDITIONAL  C0.MFI<:TIT0RS 

In  addition  to  those  who.sc  plans  appear  in  the  hook,  the  following  submitted  plans  in  the  eoinpetition. 
Booth.  .\.,  Calumet  High  Sehool,  Chicago  Mayo,  ( harles,  ‘2.5  lA . Kinzie  St.,  Chicago 

Dorr,  .John  I.,  THO  Langley  Ave.,  Chicago  Norton.  KdgarW., 421)  Slater  Hlflg.,AVorcester,  Ma.ss. 

.Jillson,  Byron  H.,  Chicago  Roewadc,  .Alfred  .J.,  Hollywood,  111. 

.Johnstone,  Percy  T.,  3.5i5  Wilton  -Ave.,  Chicago  Snyder,  Henry  I.,  212  W.  1st  St.,  Didiith,  Minn. 
Keeher.C.  Hamilton,  2:J2!)Ridegway  Ave.,  Chicago  Strelka,  la-o,  1800  Railway  Kxchangc,  Chicago 
Lynch,  .J.  Hal  Co.,  (525  Locust  St,  St.  Louis,  Mo. 


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I.  Till',  I’HOC.K.VM  OK  Till',  ('OMI’KTITIOX 

Pro(Jkam  of  a CoMPF/nnoN 

with  Cash  Prizes 
for  the  procuring  of  a 

Scheme  of  Development 

for  a Quarter- Section  of  Land 
within  the  Limits  of  the 
City  of  Chicago,  Illinois 

The  Problem 

The  City  Club  of  Chicago  is  preparing  to  hold  a Housing  Exhibition  to 
open  at  the  club  building  March  7,  1913.  As  a stimulating  and  constructive 
feature  of  that  exhibition  it  is  desired  to  have  displayed  plans  showing  the 
possibilities,  according  to  the  best  practice  of  the  present  day,  for  laying 
out  and  improving,  for  revsidence  purposes,  areas  in  Chicago  now  unoccupied. 
The  City  Club  has,  therefore,  asked  the  Illinois  Chapter  of  the  American 
Institute  of  Architects  to  draw  up  a program,  addressed  particularly  to 
building  and  landscape  architects,  engineers  and  sociologists,  for  a compe- 
tition for  plans  for  laying  out,  as  a residence  district,  a typical  area  in  the 
outskirts  of  the  city.  The  Chapter  has  drawn  up  such  a program,  and  Mr. 
Alfred  L.  Baker,  President  of  the  City  Club,  has  offered  $600  for  prizes  for 
such  plans.  The  program  is  as  follow's: 


Program 

A tentative  city  plan  has  been  proposed  for  Greater  Chicago.  It  deals 
especially  with  the  broad  structural  features  of  the  city  framework  and 
contemplates  a long  period  of  time  for  its  execution.  Meanwhile  the  un- 
occupied land  in  the  outskirts  of  the  city  is  being  rapidly  built  up  with 
homes  without  that  intelligent  direction  which  is  necessary  for  the  good  of 
the  city  and  its  population.  Recreation  centers  and  parks  are  not  being 
located  until  population  has  made  them  absolutely  necessary,  and  then  at 
large  cost  for  the  requisite  land.  Nor  are  the  essentials  for  good  housing  and 
for  neighborhood  institutions  being  recognized. 

The  object  of  this  competition  is  to  extend  information  and  awaken  in- 
creased interest  concerning  the  matter  of  laying  out,  for  residential  purposes, 
unbuilt  areas  in  the  City  of  Chicago  in  an  improved  manner,  showing  the 
e.ssentials  of  good  housing  in  its  broadest  sense,  the  best  methods  of  .sub- 
division of  residential  land,  the  best  disposition  of  space  for  parks  and  recrea- 
tion centers,  the  most  practical  width  and  arrangement  of  roads,  the  most 
convenient  location  of  stores  and  of  public  or  semi -public  grounds  and  build- 


Object  of 
Competition 


1 


2 


C 1 r V RE  S 1 1)  E X T I J L L A X D I)  E V E L 0 P M E X T 


Site 


Trans- 

portation 


Drawings 


ings,  the  most  desirable  provisions  for  house  yards  and  gardens  and  the 
proper  density  of  population  to  be  provided  for. 

It  is  also  hoped  that  some  of  the  plans  proposed  in  this  competition  may 
actually  be  adopted  as  the  basis  for  developing  some  of  the  vacant  quarter- 
sections  in  the  outskirts  of  the  city. 

For  good  reasons  it  has  been  determined  that  the  area  for  the  laying  out 
of  which  plans  are  to  be  submitted  in  this  competition  shall  be,  not  a precise- 
ly located,  but  an  imaginary  or  an  assumed  site,  as  follows; 

The  site  comprises  a quarter-section  of  land  assumed  to  be  located  on  the 
level  prairie  about  8 miles  distant  from  the  business  district  of  the  City  of 
Chicago.  The  tract  is  without  trees  or  buildings  and  is  not  subdivided. 
The  surrounding  property  is  subdivided  in  the  prevailing  gridiron  fashion 
as  indicated  by  plat  on  opposite  page.  It  is  assumed  that  within  a mile  of 
the  site  are  to  be  found  numerous  scattered  instances  and  several  groups 
of  ordinary  frame  and  brick  houses  such  as  prevail  on  the  southwest,  the 
west  and  the  northwest  outlying  sections.  Many  of  the  larger  industrial 
plants  that  are  located  or  are  being  located  west  and  southwest  of  the  city 
are  distant  from  mile  to  4 miles  from  the  site.  Many  of  these  plants 
can  be  reached  from  the  site  on  foot  or  by  car  lines,  with  or  without  tran.sfer, 
within  twenty  minutes. 

The  site  is  served  by  street  car  lines  on  two  sides,  and  there  is  a possibility 
of  street  car  lines  on  the  other  two  sides. 

The  site  as  shown  on  the  plat  is  assumed  to  lie  in  the  southwest  quadrant 
of  the  city,  and  is  served  by  street  car  lines  on  the  east  side  and  the  north 
side.  A passenger  from  the  site  may,  by  starting  north  on  one  of  these 
lines  or  east  on  the  other,  reach  the  loop  district,  by  transfer  if  necessary, 
in  about  45  minutes. 

Any  competitor  may,  if  he  chooses,  assume  the  site  to  lie  in  the  north- 
west quadrant,  in  which  case  he  would  modify  the  plat  by  showing  the  two 
existing  street  car  lines  as  on  the  south  and  east  instead  of  the  north  and 
east  sides  of  the  site;  and  a passenger  would  then  reach  the  loop  district 
from  the  site  in  like  time  by  starting  south  on  one  of  these  lines  or  east  on 
the  other  and  transferring,  if  necessary. 

Each  competitor  will  submit  two  drawings:  First  a plan,  drawn  to  a 
scale  of  80  feet  to  the  inch,  showing  the  streets  as  proposed  to  be  laid  out  in 
respect  to  direction,  width,  grass  plots,  fore-gardens  or  plantation  of  trees 
along  them;  the  size  and  arrangement  of  lots;  the  location  of  dwellings  upon 
them;  the  proper  provision  of  gardens;  the  provision  of  public  open  spaces 
other  than  streets;  the  designation  of  spaces  for  the  business,  recreational, 
educational,  religious,  administrative  and  other  social  requirements  of  the 
Irrespective  inhabitants,  and  any  other  features  belonging  to  a proper 
development  of  the  site  as  a residential  quarter  according  to  the  best  prac- 
ticable standards  for  the  location. 

Second — Each  competitor  will  submit  a bird’s-eye  perspective  of  the 


T II  E P R 0 a R A M 0 F T II  E C 0 M P ET  I T I 0 S 


3 


Flax  of  a Tvpicai.  Qi  artek  Section  in  the  Outskirts  of  Chicago 


i 


CITY  RESIDESriAL  LAXI)  DEVELOPMEyr 


Density  of 
Population 


Ordinances 


Discussion 

by 

(Competitor 


To  Whom  the 
Competition 
is  Open 

Prizes 


Jury 


Date  of 
Submission 
of  Drawings 


Judgment 


Drawings 
to  be 
Exhibited 


area,  or  some  portion  of  it,  in  its  proposed  developed  condition,  which  shall 
not  exceed  20  inches  by  36  inches  inside  the  border  lines,  or  an  equivalent 
area. 

Both  drawings  are  to  be  rendered  in  pen  and  ink,  or  pen  and  ink  with 
monotone  wash.  They  are  to  be  made  suitable  for  half-tone  reproduction. 

Plans  are  not  to  provide  for  a population  greater  than  1,280  families 
for  the  quarter-section. 

Competitors  wall  assume  that  all  present  city  ordinances  affecting  build- 
ing within  the  fire  limits  will  prevail  in  this  quarter-section. 

Each  competitor  will  submit  with  the  drawings  a typewTitten  statement 
giving  the  following  data  concerning  his  plans,  namely: 

(1)  The  number  and  sizes,  in  street  frontage  and  superficial  area  in 
square  feet,  of  lots  for  dw^ellings. 

(2)  The  number  of  families  to  be  accommodated. 

(3)  The  numljer  of  feet  of  public  sewers  proposed. 

(4)  The  number  of  square  yards  of  street  pavement  proposed. 

(5)  The  number  of  square  yards  of  sidewalk  proposed. 

(6)  Percentage  of  total  site  in  streets. 

(7)  Percentage  of  total  site  in  other  public  spaces. 

Each  competitor  is  also  invited  to  explain  and  discuss,  as  fully  as  he  may 
choose,  the  general  purposes,  policies  or  features  represented  in  his  solution 
of  the  problem. 

Any  person  or  group  of  persons  may  submit  drawings  and  statement  in 
this  competition. 

Three  prizes  wall  be  aw^arded,  the  first  of  S300,  the  second  of  $200  and 
the  third  of  $100,  for  the  best,  second  best  and  third  best  sets  of  plans  sub- 
mitted, and  honorable  mentions  wall  be  made  as  shall  be  determined  by  the 
jury. 

Judgment  is  to  be  rendered  by  a jury  of  five  chosen  by  a joint  committee 
of  the  City  Club  and  the  Illinois  Chapter  of  the  American  Institute  of 
Architects. 

The  drawings  are  to  be  delivered  to  the  office  of  the  City  Club,  315 
Plymouth  Court,  Chicago,  at  or  before  noon  of  March  3,  1913,  addressed 
to  “Housing  Competition,  City  Club,  Chicago.” 

To  each  set  of  drawings  there  must  be  attached  a plain  opaque  sealed 
envelope  containing  a card  bearing  the  name  of  the  author  or  authors. 

The  award  will  be  announced  on  or  before  March  10,  1913. 

It  is  intended  that  the  drawings  submitted  shall  be  showm  in  the  Housing 
Exhibition  mentioned. 

Persons  or  groups  of  persons  desiring  to  enter  the  competition  w'ill 
please  send  notice  as  early  as  may  be  to  the  address  below'.  A meeting,  to 
wffiich  persons  sending  such  notice  will  be  invited,  will  be  held  about  Janu- 
ary 4,  to  talk  over  the  competition  and  any  questions  which  may  arise  re- 
specting it  among  those  intending  to  participate. 


T II  E P R 0 a R A M OF  T II  E C 0 M PET  I T I 0 N 


5 


Literature 

As  a convenience  and  aid  to  those  who  shall  take  part  in  this  study,  the 
City  Club  will  endeavor  to  have,  on  or  about  December  26,  for  sale  to  en- 
trants, at  prices  indicated,  plus  postage  and  duties  where  necessary,  a lim- 
ited number  of  sets  of  the  following  books  and  pamphlets,  describing  the 
progress  of  the  garden  city  and  garden  suburb  movement,  especially  in 
Great  Britain  and  Germany,  namely: 

1.  “Nothing  Gained  by  Overcrowding,”  by  Raymond  Unwin.  Published  by  Garden 

Cities  and  Town  Planning  Association,  London,  1912.  6c. 

2.  “Forest  Hills  Gardens.”  Published  by  the  Russell  Sage  Foundation,  New  York 
City,  1911. 

3.  “Housing  and  Town  Improvement.”  Published  by  the  Housing  and  Town  Plan- 
ning Association  of  Ireland,  Dublin,  1912.  25c. 

4.  “The  Boumville  Village  Trust.”  Published  by  the  Bournville  (England)  Village 
Trust,  1911. 

5.  “Typical  Plans  of  the  Bournville  Village  Trust.”  Published  by  the  Bournville 

Village  Trust,  1911.  25c. 

6.  “Garden  Suburbs,  Villages  and  Homes.”  Published  by  the  Co-partnership  Pub- 
lishers, Ltd.,  London,  1912.  12c. 

7.  “The  Pioneer  Co-partnership  Suburb.”  Published  by  the  Co-partnership  Pub- 
lishers, Ltd.,  1912.  6c. 

8.  “Co-partnership  in  Housing.”  Published  by  the  Co-partnership  Publishers,  Ltd., 
191 1. 

9.  “Garden  Suburbs,  Town  Planning  and  Modem  Architecture.”  Published  by  T. 

Fisher  Unwin,  London,  1910.  25c. 

10.  “The  Garden  City — Port  Sunlight,”  by  M.  Georges  Benoit-Levy.  Translated 
from  the  French,  1904. 

11.  “The  Buildings  Erected  at  Port  Sunlight  and  Thornton  Hough.”  Published  by 
Lever  Bros.,  Ltd.,  Port  Sunlight,  Liverpool,  1905. 

12.  “The  Cheap  Cottage  and  the  Small  House,”  by  J.  Gordon  Allen.  Published  by 

Garden  City  Press,  Ltd.,  Letchworth,  England,  1912.  36c. 

13.  “Die  Deutsche  Gartenstadt-Bewegung.”  Published  by  the  German  Garden  City 

Society,  Berlin-Schlachtensce,  1911.  40c. 

14.  “Die  Deutsche  Gartenstadt  Muenchcn-Perlach,”  by  Bcrlepsch-Valendas  and 
Hansen,  1910. 

15.  “Bodenpolitik  und  Gemeindliche  Wohmmgsfiirsorge  der  Stadt  Ulm,”  by  Ber- 
lepsch-Valendas.  Published  by  E.  Reinhardt,  Munich,  1911.  Price,  50c. 

16.  “Can  the  Present-Day  Evils  of  the  Living  Conditions  in  Great  Cities  Be  Rem- 
edied?” by  Albert  Weiss.  Published  in  German  by  Carl  Heymanns,  Berlin,  1912. 


Inquiries 

Inquiries  for  further  information  should  be  addressed  in  writing  to  ^'Housing 
Competition,"  City  Club,  315  Plymouth  Court,  Chicago.  The  answers  will 
be  in  writing  and  will  be  forwarded,  with  the  questions,  to  all  known  competitors 
December  21,  1912. 

GEORGE  E.  HOOKER, 

Civic  Secretary. 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


II.  THE  REPORT  OF  THE  JI  RY 


Noth:  The  following  gentlemen  eonstituted  the  jury:  Messrs.  John  C.  Kennedy,  Housing  Expert;  John  W.  .\lvord.  Engineer; 
Jens  Jen.sen,  Land.seapc  Arehitcet;  George  W.  Maher  and  .A.  W.  Wolter.sdorf,  .Arehiteets.  Mr.  Edward  H.  liouton.  Director  of  the  Roland 
Park  ('ompany,  Baltimore,  aeted  as  eonsultant. — The  Editor. 

Before  di.scu.ssiiig  the  merits  of  the  various  plans  submitted  iu  this  competition 
we  wish  to  state  briefly  the  method  followed  iu  arri\'iiig  at  our  eoiielusions.  We 
observed  jit  the  outset  that  the  .‘If)  .sets  of  plans  eould  be  tirranged  aeeordin^  to 
type  in  Jibont  five  different  »rouj)s.  First,  there  were  tho.se  ba.sed  uj)on  the  so-ealled 
gridiron  pattern;  .second,  a u:rouj)  not  followin<>‘  any  fixed  design,  but  rather  heterogeneous 
in  their  make-uj);  third,  a number  which  were  Aery  systematically  organized,  with  freciuent 
rep(‘titions  of  a charaeteristie  unit  or  block;  fourth,  plans  of  the  beaux  arts  type,  pre.senting 
fine  vistas,  boulevards,  si)aeious  parks,  and  sites  for  imposing  buildings;  fifth,  a class  of 
])lans  showing  unity  and  system  in  composition,  yet  not  falling  in  class  three  with  the 
n*j)eated  unit,  or  class  four  with  its  rather  magnificent  scale  of  develoj)inent. 

IlaA'ing  arranged  the  plans  in  groups  for  purposes  of  eomj)arison,  we  began  a j)roeess 
of  elimination  on  the  basis  of  the  following  considerations: 

(a)  d'he  economy  and  j)racticability  of  the  plan  for  a (inarter-.section  in  northwest 
or  southwest  ('hicago. 

(h)  Idle  provision  for  health  and  sanitation. 

(c)  Reality,  including  general  comjiosition,  architecture,  originality. 

{(I)  (’omfort  and  convenience  of  residents. 

{(’)  Provision  for  social  activities,  including  education,  recreation,  business,  etc. 
Each  ])lan  was  gi\'en  individual  consideration  by  all  the  members  of  the  jury  and 
none  was  eliminated  without  uuanimous  agreement.  When  the  jury  had  studied  all 
the  jilans  and  decided  tentatividy  upon  the  prize-winners,  the  merits  of  the  plans  were 
di.scus.s(‘d  with  Mr.  Edward  II.  Bouton,  Director  of  the  Roland  Park  ('onijiany,  Baltimore, 
who  had  been  invited  to  .serve  as  consulting  member  of  the  jury.  Iu  the  .selection  of  the 
jirize-winuers  the  judgment  of  Mr.  Bouton  coincided  with  that  of  the  jury. 

A few  j)laus  were  rejected  at  the  out.set  becau.se  they  did  not  comply  with  the  essential 
conditions  of  the  competition. 

Without  attemjiting  to  di.scuss  the  merits  and  defects  of  each  plan  individually, 
excepting  the  jirize  winners,  we  may  summarize  the  jirinciiad  rea.sons  for  eliminating  those 
which  were  not  awarded  prizes  as  follows: 

(«)  Several  were  not  adapti'd  to  such  a district  as  the  one  to  be  proA’ided  for  accord- 
ing to  the  terms  of  the  competition.  The  most  eommon  defect  in  the.se  jilans  Avas  an 
over-elaborate  .system  of  parks,  bouleA’ards,  or  public  buildings  which  could  not  be  main- 
tained by  Avorking  people  Avith  only  moderate  means. 

(/;)  .Vside  from  the  matter  of  expense  some  plans  Avere  deemed  inapprojiriate  for  such 
a district  because  they  Avere  on  a too  monumental  .scale.  The  Avidth  of  the  streets  and 
the  arrangement  and  tyjie  of  buildings  Avere  better  suited  to  a Avhole  city  than  to  a 
(|uarter-section. 

(c)  Some  })lans  Avent  to  the  opposite  extreme.  '^Fhey  shoAved  little  originality,  and 
made  inadeipiate  jiroA’ision  for  parks  and  playgrounds,  puldic  buildings  and  social  centers. 


T II  E R E r 0 R T 0 E T II  E ./  V R 1' 


{(1)  ^Vllile  few  plans  were  rejected  because  of  any  single  tlefect,  yet  those  which 
provided  for  the  business  of  tiie  district  in  tlie  central  part  away  from  both  car  lines  were 
considered  unsatisfactory  to  that  extent. 

(c)  Idans  which  providetl  for  large  athletic  fields  next  to  residences,  libraries,  or 
other  buildings  where  (piietness  would  be  desirable,  were  considered  defective  in  that 
respect . 

(/)  There  was  a wide  difference  in  the  merits  of  the  street  systems  of  the  various 
plans,  and  this  factor  was  always  considered  important.  The  jury  was  not  committed 
to  any  ])articular  scheme  of  streets,  curved  or  straight,  but  favored  those  plans  which 
])rovided  for  easy  access  to  all  j>arts  of  the  district,  while  at  the  same  time  insuring  a rea- 
sonable degree  of  privacy,  and  freedom  from  through  traffic.  We  also  recognized  the 
merits  of  those  plans  which  in  the  arrangement  of  streets  broke  up  the  long  interminable 
views  now  so  characteristic  of  Chicago,  and  guarded  against  the  clouds  of  street  dust  which 
are  likely  to  sweej)  through  straight  unbroken  thoroughfares. 

((/)  The  jury  considered  plans  that  generally  arranged  the  houses  in  closed  courts, 
or  in  a sort  of  cul-de-sac  as  defective  from  the  standpoint  of  ventilation. 

Of  course  it  goes  without  saying  that  most  if  not  all  of  the  plans  submitted  had 
meritorious  features.  In  some  respects  ])lans  which  were  not  awarded  prizes  were  supe- 
rior to  those  which  were  premiated.  On  the  other  hand,  none  of  the  i)lans,  including 
the  premiated  ])lans,  were  considered  ideal  in  every  respect.  Our  ])roblem  was  not  to  find 
a perfect  })lan,  but  simj)ly  to  select  the  three  which  on  the  whole  seemed  to  offer  the 
most  satisfactory  solution  of  the  problem. 

We  considered  the  plan  awarded  the  first  j)rize  to  be  well  ada})ted  to  the  Northwest 
side  of  the  city.  It  i)rovides  for  1,^280  families,  152  of  which  were  to  be  housed  in  flats, 
the  rest  in  single  dwellings.  Provision  is  made  for  considerable  variety  in  the  type  of 
dwellings,  both  attached  and  detaclied.  Some  might  think  at  the  outset  that  the  484. 
twenty-foot  lots  are  too  narrow,  esi)ecially  in  view  of  the  fact  that  25  feet  is  now  practically 
the  minimuni  in  Chicago,  and  that  thirty  and  thirty-three  foot  lots  are  very  common. 
It  must  not  be  forgotten,  however,  that  two  or  more  families  are  generally  housed  on  each 
of  these  lots,  .so  that  the  amount  of  land  allowed  on  the  minimum  size  lots  per  family 
is  really  considerably  more  than  the  amount  occupied  per  family  at  pre.sent.  By  the  u.se 
of  attached  houses  the  objection  to  building  on  such  small  lots  is  obviated. 

The  plan  shows  marked  originality  in  many  respects.  The  arrangement  of  the 
streets  is  in  our  opinion  excellent,  j)roviding  for  ea.sy  access,  and  at  the  same  time  en- 
hancing the  beauty  of  the  entire  section.  As  stated  before,  while  the  jury  is  not  committed 
to  the  endorsement  of  any  special  street  arrangement,  we  cannot  agree  with  those  who 
maintain  that  curved  streets  must  always  be  considered  as  undesirable  on  a level  prairie 
site.  We  have  already  given  the  reasons  for  our  views  on  this  matter. 

One  of  the  best  features  of  the  plan  is  the  ])rovision  for  park,  playground,  or  garden 
spaces  in  the  interior  of  most  of  the  residence  blocks.  Thus  the  expenses  for  parking  are 
reducetl  to  a minimum,  since  there  are  no  extra  costs  for  j)aving,  etc.  Moreover,  the.se 
j)rivate  j)arks  — private  in  the  sense  that  they  are  restricted  in  their  use  to  the  iamilies 
living  in  the  surrounding  residences  — afford  safe  playgrounds  for  the  children  and 
encourage  a neighborly  spirit  among  the  families  in  the  block. 


8 


CITY  RESIDEyriAL  LAyi)  DEVELOPMEyr 


'^riie  j)lan  shows  striking  architectural  composition  which  j>;ivcs  unity  to  the  whole 
design.  There  may  be  a ditt'erence  of  opinion  as  to  the  ])rol)al)le  success  of  a market 
])iazza,  but  we  believe  the  exi)eriment  would  be  well  worth  trying. 

ddie  plan  which  was  awarded  the  second  prize  provides  for  families,  in 

single  dwellings  and  110  in  hats.  In  this  plan,  as  in  the  one  just  discussed,  i)rovision  is 
made  for  considerable  variety  in  the  types  of  houses.  Space  is  reserved  in  the  rear  of  each 
lot  for  ])arks,  |)laygronnds,  or  gardens.  One  of  the  distinguishing  features  of  the  plan  is  the 
diagonal  street.  It  is  {jnestionable  whether  this  would  beccmie  the  main  thoroughfare 
for  which  it  is  designed,  unless  the  street  were  continued  in  the  same  direction  beyond  the 
confines  of  the  (piarter-section.  On  the  whole,  the  jury  considered  the  i)lan  one  of  the  best 
balanced  in  all  respects  that  was  submitted,  and  one  that  is  well  adapted  to  the  conditions 
j)revailing  in  either  the  Northwest  or  Southwest  sections  of  the  city. 

The  ])lan  receiving  the  third  j>rize  was  .selected  becan.se,  of  all  tho.se  having  a eentral 
social  center,  this  seemed  to  be  worked  out  most  sncce.ssfnlly.  The  street  .system  was  also 
well  arranged.  Adequate  provision  is  made  for  ])arks,  and  the  dwellings,  while  mostly 
of  the  attached  type,  are  so  designed  and  arranged  as  to  assure  plenty  of  light  and  air  to 
each  familv. 


III.  THE  COMPETITIVE  IH.AXS 

WITH  Discrssioxs  hy  the  deskjxehs 


Arranged  in  alphabetical  order 
irith  the  exception  of  the  preiniated  plans 


10 


CITY  RESIDEyriAL  LAyi)  D E V E L 0 P M E y T 


COMPETITIVE  PLAN  BY  WILHELM  BEUXHARD* 

AWAUDKI)  I'lHST  1‘UIZK 

G KADI  ALLY  hut  slowly  we  have  eoine  to  realize  that  town-i)lanninji[,  like  any 
other  eivie  advaneenieiit,  is  not  only  a eivie  neeessity  hiit  also  a thoroughly  rational 
and  praetieal  business  proposition.  Wherever  town-planning  has  been  jjroperly 
handled,  it  has  developed  a healthy  and  sound  eoinniunity  life,  has  proved  to  be  i)rofitable, 
and  has  shown  in  dollars  and  eents  that  it  has  fostered  the  growth  of  eoniinereial  and 
industrial  prosperity. 

Idle  advantages  of  such  jilanning  are  beeoniing  reeognized,  and  to-day  there  is 
jiraetieally  not  one  residential  or  housing  enterprise  of  noted  iinportanee  undertaken 
without  first  bringing  its  jiroposed  develoi)inent  under  one  eoinprehensive  plan  unifying 
and  eo-ordinating  the  whole.  The  results  obtained  from  this  foresight  have  more  than 
justified  the  eomparatively  small  expense  eonnected  with  the  j)re])aring  of  necessary  j)lans. 

We  all  know  that  town-{)lanning  means  more  than  a mere  beautification  of  existing 
conditions,  or  such  imi)rovements  as  the  creation  of  parks  and  eommunity  centers.  Town-^ 
planning  involves  a jiroper  and  orderly  co-ordination  of  all  of  the  features  of  a city’s  present 
and  future  development. 

Suece.ssful  jilanning  will  always  find  for  each  jiroblem  its  own  individual  solution, 
best  suited  to  the  jiartieular  needs  of  the  ea.se.  The  resources  which  nature  offers  us 
will  be  individually  utilized,  the  topograjihy  of  the  land  clo.sely  followed,  and  every  feature 
forced  to  .serve  to  the  utmost  advantage. 

The  aeeom])anying  plan  for  laying  out  a (luarter-.seetion  of  land  was  eoneeived  for  a 
])artieular  site  j)resenting  conditions  actually  existing  in  the  outskirts  of  (’hieago.  It  is  by 
no  means  to  be  regarded  as  a typical  model  to  be  multiplied  indefinitely. 

'Phe  introduction  of  one  ty])ieal  .solntion  with  the  idea  of  repeating  it  indefinitely 
means  the  .same  old  monotonv,  that  deadlv  monotonv  which  has  result(‘d  from  obstinate 
adherence  to  the  gridiron  ])lan  and  has  begun  to  wear  on  the  nerves  of  every  eommunity 
genuinely  interested  in  its  own  welfare.  Moreover,  the  method  of  repeating  a single  unit 
cannot  be  ])ractically  ap|)li('d  within  a complicated  organism  such  as  an  already  partly 
develoj)cd  c*ity,  not  even  under  such  physical  conditions  as  obtain  in  the  j>rairie  regions  and 
in  most  ])arts  of  ('hieago  and  its  adjacent  territory. 

Briefly  stated  the  endeavor  in  this  layout  has  been: 

1.  To  create  a community  center  as  an  architectural  emphasis  and  as  a center  for 
business  and  civic  life. 

'■2.  To  .separate  distinctly  the  business  streets  and  s(iuares  from  the  residential  part 
of  the  communitv. 

t. 

3.  To  eliminate  as  much  as  j)ossible  from  the  developed  tract  the  through-runuing 
traffic  from  ('hieago  |)roj)cr. 

4.  To  emj)hasize  the  domestic  character  in  the  business  as  well  as  in  the  residential 
districts  of  the  community. 

*N’()TK:  Conipetitor.s  siihniitted  only  a plan  and  hird's-eye  view  in  the  eonipclilion.  .\n  opportunity  to  supplement  tlie.,e  with 

additional  drawings  or  photographs  for  puhlieation  was  later  extended  to  eaeh  contrilmtor. — The  Kditor. 


• INDEX  CONTINUED- 


T II  K C 0 M P E T HIVE  P LA  S S 


11 


5C>CN^  DP  DEVELOPMENT 

FDP.  A 

DLiARTER-SECTlDN  DF  LAfC 
*N  THE  NDPJH-Vv'E5T  PORTIDN 
DF  n-llCAGD 

■ INDEX  ■ 


TMC  VII^UARe  SCaijARE 
SJ--THC  M .'.  “ AZZA 


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hP  1 


irttMij 


First  Prize  Plan  by  Wilhelm  Hernhari) 

For  statistical  data  relating  to  this  plan  see  tables  pp.  134-1.‘}7,  Plan  No.  1. 


# 


H 


CITY  RESIDEyriAL  L A X I)  1)  E V E L O P M E X T 


The  ^■ILL.u;E  Square  Looking  East  toward  Community  ('enter 


.5.  To  "ive  to  the  ardiitecture 
an  individual  character  as 
an  outer  ex})ression  of 
the  inner  life  of  the  coni- 
nuinity. 

The  ])lan  provi(h‘s  for  an  or- 

f^anically  worked  out  community 

(•elder,  an  idea  which  only  some 

ten  years  ago  was  considered  a 

heantifnl  hut  iinjiracticahle  dream, 

hut  is  to-(lav  known  to  he  in  inaiiv 
• % 

instanc('s  a practical  necessity. 
Tlie  idea  in  itself  is  comparatively 
new  hut  has  proved  a success  in 
many  rapidly  growing  and  prosperous  communities  in  this  country.  The  center  of 
the  community  will  he  the  village  s(inare,  surrounded  hy  hnildings  for  civic,  public, 
and  husincss  life.  A 34-foot  wide  archway  will  serve  as  a main,  archit('cturally 
accentuated  eidrauce  to  the  s(|uare.  On  the  east  side  is  a group  of  municipal  hnildings, 
on  the  north  side  hnildings  for  mercantile  purposes  with  an  open  arcade,  and  on  the  west 

side  a cluhhouse  and  library  facing  the  main 
park  and  recreation  places.  The  south  jiart  of 
the  s(juare  will  contain  an  open  garden,  with  a 
monument  in  the  center,  ('lose  to  the  s(|uare 
and  with  easy  connections  to  it  will  he  the 
market  piazza,  as  a center  for  food  supplies. 
In  the  near  neighborhood  will  he  located  two 
blocks  entirely  devoted  to  shop  ])uri)oses,  with 
a])artnients  above,  a lodge-lndl,  a fire-station, 
theater,  garage,  and  livery  stable,  two  school- 
hous(\s  and  churches.  Thus  the  community 
ceidcr  serves  as  mart  or  exchange  for  the  suburb’s 
ci\'ic  and  business  life,  a distinct  sej)aration  be- 
tween residential  and  Inisiness  parts  is  made,  and 
and  the  domestic  character  which  ought  to  be 
one  of  the  most  notable  characteristics  of  an  n])-to-date  development  for  residential 
purposes  is  obtained. 

.Vnother  essential  in  maiidaiiung  a true  domestic  character  is  the  avoidance  of  un- 
necessary traffic,  '^riie  monotonously  endless  business  thoroughfares  running  in  straight 
lines  from  ('hicago  proper  out  through  its  suburbs,  with  their  never-ceasing  noise  of  street 
cars  and  heavy  wagons,  and  their  tein])lation  to  autonujbiles  for  speeding,  are  making 
im})ossible  the  (|uiet,  clean,  healthy  em  ironnient  the  name  suburb  suggests.  The  value 
of  straight  thoroughfares  on  which  the  suburban  j)assenger  traffic  must  be  located  is 
obvious.  Those  thoroughfares  should  be  ])laimed  tangential  to  resideidial  subdivisions, 
running  between  them  and  serving  as  feeders  to  them,  and  should  not  go  through  the 


Pi  Hi.ic  School,  1.ooking  East 


Klevated  Station 


Children’s  Playcroi  nd  from  West 


CnuiK.'H  AT  Terminus  of  Residential  Street 


14 


CITY  RE  S 1 1)  K y T I A L L A X I)  DECK  L 0 P M E X T 


heart  of  the  resident  eenters.  Residential  streets,  however,  witliin  the  snhdivision 
shonld  he  ])lanned  informally.  They  will  add  to  the  attraetiveness  of  the  whole  district, 
and  at  the  same  time  diseonrage  throngh-traffic. 

Tims,  in  giving  a cnrv<‘d  line  to  the  chief  streets  of  the  layout,  the  purpose  has  been  to 
discourage  their  use  as  through  streets,  and,  from  an  esthetic  viewjioint,  to  avoid  the  mo- 
notony of  straight  street  lines  so  jiredominating  in  this  country.  The  two  main  thorough- 
fares will  have  a width  of  (50  feet,  slightly  curving  when  ap])roaching  the  commnnity  c(Miter, 
with  ample  .set-hack  of  hnildings.  Streets  le.ss  important  for  traffic  will  he  40  feet  wide 
and  le.ss.  The  additional  sjiace  thus  given  to  the  lots  will  decrea.se  the  jinhlic  cost  for 
pavement  rej)airs  and  will  increa.se  the  size  of  the  lots,  permitting  ample  sj)ace  for  front 
gardens  as  well  as  hack  yards.  The  sidewalks  will  all  have  a width  of  .5  feet,  except  in 
front  of  stores,  where  they  have  heen  given  an  additional  .5 
feet.  On  the  street  side  of  sidewalks  there  will  hethronghont 
the  entire  layout  a grass  covered  space  (I  feet  wide  for  trees 
and  shriihhery. 

The  grouping  of  houses  in  larger  and  smaller  units,  of 
which  .some  are  .set  hack,  some  hronght  forward,  will  avoid  the 
monotony  which  the  street  with  a straight  line  of  single 
houses  offers,  and  at  the  same  time  will  decrea.se  the  hnilding 
costs. 

Wherever  j)o.ssihle  there  has  heen  j)rovision  made  for  a 
j)i*ivate  park  in  every  block.  This  space  will  serve  not  only 
as  amj)le  s])ace  for  raising  vegetables  but  also  as  an  ideal  play- 
ground for  small  children. 

The  lots  facing  the  honndary  streets,  located  near  the 
surface  car  lines,  are  sn})j)osed  to  he  occnj)ied  by  citizens  of 
moderate  means.  The  lots  on  the  inside  of  the  tract  facing  the  public  park  will  have  a 
street  frontage  of  from  40  feet  np  to  SO  feet  and  will  naturally  he  selected  by  j)eoj)le  in 
more  favorable  circnmstances.  ddie  idea  of  providing  lots  suitable  for  citizens  of  differ- 
ent means  has  been  adopted  inmost  of  the  modern  real  estate  developments  and  garden 
cities,  both  abroad  and  in  this  country,  and  it  has  proved  very  j)rofitable. 

d'he  organically  developed  suburb,  strongly  marked  by  an  architecture  of  its  own, 
able  to  imj)res.s  its  individuality  on  the  district,  will  awaken  in  its  citizens  the  love  for 
beantifnl  snrronndings,  and  will  express  definitely  through  its  individuality  the  individual 
life  of  its  citizens. 

The  plan  of  a snl)nrban  development  near  Lima,  Ohio,  shown  on  the  oj)posite  page 
and  now  being  carried  out  may  be  interesting  as  a realization  in  fact  of  the  i<lea  advocated 
by  the  author. 

'Lhe  tract  is  located  two  miles  .southwest  from  IIk'  heart  of  the  city  of  Lima  at  the 
highest  altitude  around  the  city.  Jt  embraces  some  five  hundred  acres  of  beantifnl, 
gently  rolling  land  with  ravines  for  natural  drainage  and  valleys  which  provide  excep- 
tional natural  opportunities  for  an  ideal  residential  commnnity.  It  is  being  developed 
by  |)rivate  capital  with  the  nltimate  aim  to  produce,  amid  attractive  surroundings,  homes 
not  to  exceed  $4,000  each  in  cost. 


Group  of  Houses 


r II  E C 0 M P E T I T I V E PL  A S S 


1') 


16 


CITY  RE^^I  DEy  TI  AL  L A S 1)  DEVELOPMEyr 


COMPETITIVE  PLAN  BY  ABTIIUR  C.  COMEY 

AWARDKI)  SKCOM)  PRIZE 

The  staled  limitation  of  1,'“2S()  families  for  the  ((uarter-section  controls  the  type  of 
development  almost  without  regard  to  the  price  of  the  land.  At  this  density  hut 
few  apartments  are  necessary  or  desirable,  these  being  located  at  the  corners  of  the 
|)roperty  on  the  car  lines,  together  with  most  of  the  stores.  Nor  need  solid  rows  of  dwell- 
ings be  built.  Detached  houses  thronghont  wonld  be  feasible  but  there  wonld  be  wastefnl 
extra  expen.se  and  a sacrifice  of  privacy  due  to  the  clo.se  j)roximity  of  windows  in  adjacent 
dwellings.  The  double  or  .semi-detached  hon.se  is  therefore  the  normal  tyj)e,  with  fairly 
frequent  single  hon.ses  and  also  groups  of  three  or  four. 

ddie  normal  lot  aj)])roximates  135  x 100  feet,  but  a c*onsiderable  range  is  ])rovided  to  suit 
varying  needs.  Important  features  in  several  blocks  are  the  allotment  gardens,  where 
near-by  residents  may  rent  a plot  whenever  they  feel  able  to  carry  it  along,  but  need  not 
be  burdened  with  the  permanent  responsibility  of  the  extra  land.  With  the  low  density 
required  (eight  families  i)er  acre)  such  means  of  eking  out  the  family  income  becomes 
especially  beneficial.  Shonld,  however,  the  demand  for  the.se  allotments  be  slight,  the 
land  will  be  almost  ecpially  valuable  as  local  playground  si)ace. 

The  ])rinci])al  ])laygronnd  is  located  with  the  .school,  which,  with  most  of  the  other 
community  buildings,  such  as  branch  library,  fire  department,  recreation  center,  a hall, 
ami  churches,  are  grouped  about  a small  ])ark  or  common. 

The  street  .system  is  designed  to  ])rovide  access  by  broad  avenues,  with  intermediate 
streets  for  local  n.se  only,  in  this  way  serving  the  traffic  more  economically  and  far  more 

attractivelv  than  bv  the  gridiron  svs- 
tein.  It  is  not  believed,  however,  that 
an  extremely  irregnlar  or  cirenitons 
street  .system  shonld  be  adopted  in  this 
district.  Xor  under  j)resent  American 
conditions  shonld  there  be  deep  interior 
courts,  imj)as.se.s,  and  similar  features, 
as  lhe.se  are  hard  to  light  and  ])olice 
and  are  a])t  to  recpiire  extra  pij)ing, 
though  economizing  in  street  surface. 
A considerable  variety  in  site  j)lanning 
is  provided,  however,  with  .several  small 
{)arked  areas  on  which  the  hon.ses  face. 
Furthermore,  the  building  lines,  shown 
on  the  ])lan  by  broken  lines,  j)erniit 
interesting  compositions,  with  narrow 
fore-gardens  along  all  streets.  The 
establishing  of  an  interior  as  well  as 
exterior  building  line  is  an  important 
j)rovision  to  insure  permanent  light  and 
air  through  the  middle  of  each  block. 


I 

r* /Oh 

^ - so  •- 

***  ParHing  Roodway  WbIK 

@ Secondary  Street. 


C'\ 

(A 


wo  HHkd—  16 
, u XJQ' 

Line 

@ locai.  street 


JO 

WolK  ncit  foCu^b 
@Smort  minor  ST 


Sc<  Pcs>denc«  5»c 

® Main  Thoroughfare.  WITH  cars 


66  — Bldg 

‘I  Lin»»e.<Vfh.ol»s  L'"* 

0 Diagonal  Avenue 


I 

^ Oorde^S 
- 15  — 

(§)GaR0en  Walk 


UI.J 


Stiieet  Suhdivisions 


T II  E V 0 M r E T IT  I V E P LA  .V  .S 


17 


ferae 


Ui| 


ilS 


r-r— 1-  - ,-V‘ 


7^ 


~n 


^xxgi  :r:x^ 
0::i-^)^|(R 

n -- r'^ 


IT— 1 


-»-^  -J  ;l 

!: 


seUifesfciai  fafeXealKtfl 


Plan  for  ocvCi-orment  or  a QUARTER  - SECTION  within  tmc  uimits  of 
THE  CITV  OF  CM  I CAG  O.  lUl_INOI5 

A e u e 


Second  Prize  Pevn  dy  Arthur  C.  Comey 


KKY  I'O  PLAN 


A. 

Apartment  Mouses. 

I).  Churches. 

(L 

School. 

K.  Parks. 

H. 

Stores. 

K.  Fire  Mouse. 

M. 

Field  Mouse. 

L.  .Mlotment  Cardens, 

('. 

flub  or  Institute. 

F.  Library. 

J. 

Playground. 

M.  Cartlen  Walk. 

For  statistical  data  relatini;  to  this  plan,  sec  tables,  p]).  i;54-137,  Plan  No.  2. 


18 


CITY  RKSIDEyriAL  LASD  D E V E L 0 P M E S T 


]\I()st  of  the  street  frontage  runs  north  and  south  to  secure  sunlight  in  all  the  rooms, 
hilt  the  valnahle  frontage  along  the  main  thoroughfares  is  jireserved  intact.  Trees  (not 
shown  on  the  j)lan  for  clearness)  are  included  in  a ])arking  strip  on  all  streets.  On  the  short, 
Ihirty-foot  streets  they  are  adjacent  to  the  j)roperty  with  the  sidewalks  next  to  the  pave- 
ment so  as  to  give  adeipiate  s])ace  between  the  rows  of  trees  and  to  economize  on  street 
works,  hut  the  hnilding  lines  are  kept  the  same  distance  apart  as  on  the  forty-foot  streets. 

The  suhdi visions  proposed  for  the  various  streets  are  shown  on  the  accompanying 
diagram.  Boundary  thoroughfares  are  shown  widened  to  86  feet,  ten  feet  being  taken 
from  the  property  in  the  quarter-section,  thus  providing  76  feet  for  the  present. 

ddie  garden  walks  are  to  he  constructed  with  open  wire  fences  and  will  form  attractive 
hy-passes  into  the  gardens.  With  the  i)i*oper  insi)iration  and  guidance  the  hack  yards 
should  develo])  fully  as  attractively  as  the  street  frontage. 

ddie  type  of  imi)rovement  ])roposed  by  this  plan  will  provide  the  essential  physical 
features  of  a Garden  Suburb  ada])ted  to  American  conditions  and  ideals.  If  wise  methods 
of  financing  and  disposal  are  adoj)ted  and  effective  community  interests  are  fostered,  its 
permanent  success  will  be  insured. 

A sulnirban  development  actually  under  way  at  North  Billerica,  Mass.,  a jilan  of 
which  ajipears  on  the  opposite  jiage,  would  indicate  that  the  Garden  Suburb  idea  is 
jierfectly  j)ossible  of  realization  under  American  economic  and  social  conditions.  The 
plan  represents  a model  community  of  56  acres  for  the  workmen  of  the  Boston  & Maine 
R.  K.  repair  shojis,  twenty-one  miles  from  Boston  and  favorably  located  adjoining  the 
North  Billerica  station  and  the  j^resent  village  center,  with  its  school  and  other  public 
buildings. 

Acting  under  the  recommendations  of  the  Massachusetts  Homestead  ('ommission 
the  Billerica  (iarden  Suburb,  Inc.,  was  incorporated  in  June  to  develoj)  the  estate.  The 
('ompany's  dividends  are  limited  to  five  per  cent  cnmnlative,  and  each  resident  must  be 
a shareholder.  J'his  is  the  first  time  in  the  United  States  that  the  five  essentials  of  the 
English  garden  suburb  — site  jilanning,  limited  numbers  of  homes  ]>er  acre,  wholesale 
operations,  limited  dividend,  and  jiarticijiation  by  the  residents  — have  been  combined 
to  meet  the  needs  of  the  workman  earning  $U2  to  jx'r  week. 

The  j)lan  shows  the  type  of  development  along  advanced  garden  suburb  lines,  with 
an  average  of  five  families  per  gross  acre.  Sites  for  community  buildings,  jilaygrounds, 
and  allotments  are  jirovided,  and  the  arrangement  of  roads  and  houses  is  carefully  de- 
termiiu'd  to  secure  the  maximum  practical  and  lesthetic  values.  The  very  attractive 
river  front  is  dedicated  to  the  town’s  park  system,  and  a large  grove  of  pines  in  the  south- 
west section  has  been  preserved  to  a great  degree  by  the  careful  location  of  street  and  lot 
lines.  In  one  section  (A)  houses  are  being  sold  outright;  another  portion  (B)  will  be 
turned  over  to  a (’o-partnership  Society  for  Development  by  that  method;  in  a third 
section  ((’)  houses  for  rent  will  be  built;  and  in  the  fourth  (1))  the  Company  will  erect 
special  buildings  for  shops,  improved  boarding  houses,  lodgings,  etc. 


I 


i 


r II  /•:  c o M p KT I r I V E p l a s s 


11) 


I 


-20  CITY  R E S 1 1)  K .V  T I J L LA  .V  I)  I)  K I ' K L 0 R M E X T 


rOMPETITlVE  PLAN  BY  ALBERT  LIL1EXBER(;  AM) 

-MRS.  IX(;R1I)  LILIEXBERd 

AWAHDKl)  THIKI)  PHIZK 

ATOWX  planning'  schonie  is  one  of  the  most  important  tllin<^s  we  can  leave  to 
])osterity.  On  the  (piality  thereof  (lei)ends  to  a ^reat  extent  if  the  generation  to 
eome  will  grow  np  to  he  healthy  and  strong  eitizens,  and  if  they  will  he  comfortahle 
in  their  town;  it  deeides  if  the  town  will  eontinne  to  engender  the  diseonraging  feelings 
that  it  does  now,  or  it  it  will  help  to  raise  the  character  and  the  sense  of  heanty  of  its 
iidiahitants. 

This  (inarter-section  of  land  the  competitor  has  tried  hy  the  sim])lest  of  means  to  make 
a site  for  real  homes.  The  streets  have  not  been  made  too  long,  and  at  the  end  of  them 
one's  eyes  will  always  meet  a pleasant  view.  Streets  without  any  green  and  .streets  with 
grass,  trees  and  fore-gardens  alternate  with  one  other.  Here  and  there  open  spaces  are 
lett  lor  small  ])arks  and  playgrounds.  To  the  schools  have  heen  given  sunny  and  free 
locations,  and  other  public  hnildings  have  heen  j)laced  on  the  most  monumental  sites  of 
the  sec-tion.  The  directions  and  dimensions  given  to  the  streets  have  not  heen  fixed  with 
regard  to  through  traflic,  hnt  are  designed  for  local  use  and  to  provide  access  to  the  street 
car  lines. 

Both  for  economical  reasons  and  for  esthetic  effect  the  hy-streets  have  heen  made 
as  narrow  as  possible  while  proper  distances  between  the  houses  have  heen  secured  hy 
means  of  f(n*e-gardens. 


BlRtfe  EYE  PERSPECTIVE  OF  SCHEME  OF  DEVELOPMENT  FOR  A QUARTER- SECTION  OF  THE  CITY  OF  CHICAGO,  ILUNCHS. 


MOTTO:  HOMES  AND  BEAUTY. 


T II  E ( ' n M P E T I T I V E P LA  .V  S 


21 


fc«  • 

auARrm-SECTiioN  or  tke  cstt  cmcA.Go,mr. 


MoiTO;  'if/amcs  ANij 

Tiiiiii)  PmzK  I’lan  hv  Albert  Lilienbeko  and  Mrs.  Incrid  I-ilienbero 


KKY  TO  I’LAX 

KieId-hou.sc,  rooni  for  Sclu)ol,  Hospital  or  other  K.  (liureh.  I . I ennis  CA)urts. 

lectures,  festivities,  etc.  public  buildings.  X.  .Athletic  Field.  (T  Mading  I’ool. 

If.  School.  1).  Restaurant.  O.  Playground.  H.  Swinmiing  Pool. 

For  statistical  data  relating  to  this  plan,  see  tables,  pp.  i;5i-l.‘57.  Plan  Xo.  3. 


C I T }'  R E S 1 1)  E X T I A L L A X 1)  I)  E f ' E L 0 P M E X T 


QO 


COMPETITIVE  PLAN  BY  II.  A.  ANDERSON  AND  VICTOR  REECER 

The  accompanying  .scheme  is  submitted  as  a city  layout  which  will  fit  in  any  por- 
tion of  the  present  gridiron  scheme  occujjied  by  the  congested  j)ortions  of  Chicago. 
It  satisfies  the  conditions  impo.sed  by  the  existing  street  system.  The.se  conditions 
are  that  the  streets  connect  with  the  stubs  of  the  adjoining  proj)erty,  that  the  blocks  be 
easily  numbered,  and  that  reasonably  direct  transit  across  the  .section  be  possible.  It  is 
so  arranged  that  should  it  be  desirable  the  scheme  could  be  rej)eated.  The  streets  are 
made  wide  with  the  idea  of  obtaining  a })ictures(pie  effect,  and  no  decided  curves  which 
would  impede  the  circulation  are  used.  The  j)resent  population  of  such  a section  of 
C hicago  is  about  1,500  families,  and  we  have  accommodated  1,034  families,  or  one  family 
to  one  lot,  ])ractically  condemning  the  building  of  flats  and  apartments  except  at  the  four 
corners  of  the  section. 

The  hou.ses  re])re.sent  ({uite  a (lej)arture  from  general  building  practice  in  this  country, 
but  lend  themselves  most  admirably  to  a scheme  of  this  kind.  Instead  of  placing  individ- 
ual houses  upon  each  lot,  we  have  combined  the  houses  into  groups  of  two,  three,  and  up 
to  eight  in  numl)er,  renting  the  portion  occupying  each  lot  to  one  family. 

The  recreation  and  public  areas  have  been  combined  and  located  in  one  section,  con- 
venient to  all  parts  and  so  designed  as  to  form  a pleasing  composition  for  the  l)enefit  of 
all  living  within  the  cpiarter-.section.  In  one  section  of  the  i)ark  we  have  provided  an 
athletic  field  and  a gymnasium  for  the  })roj)er  recreation  of  the  people  and  the  healthy  de- 
velojiment  of  sport. 


COMPUlTioN  W 

A QUABTEli 'SECTION  • 


wmiiN  T«i  iwnj  or  mt  city 
CHICAOO.  ILL, 


Hikd's-eye  View,  Looking  Southwest 


THE  COMPETITIVE  P/.  .l.V.S 


23 


The  refuse  is  taken  eare  of  by  a system  of  alleys,  sliown  upon  the  plan,  whieh  are  of  the 
ininininm  width  of  l(i  feet  recpiired  hy  the  ordinanees  of  the  ('ily  of  (’hicago.  Where  the 
block  is  large  enough  to  permit  of  extra  sj)ace  in  the  center,  this  is  to  become  city  property 
and  is  to  be  used  as  a recreation  ground  by  the  tenants  oeenj)ying  the  adjoining  lots. 


I’l.vx  by  H.  a.  Andkrso.n  and  Victor  Reecer,  Chicago,  III. 


KEY  TO  I’l-AN 


\.  Club  House. 

1). 

Fublic  Rath. 

G. 

Hospitals. 

H.  .Assembly  Hall. 

E. 

Folice  and  Fire  Station. 

H. 

(’hurches. 

C.  (iyinnasium. 

F. 

Schools. 

.1. 

Stores  and  Rusiness  Ruildings. 

X. 

Rand  .Stand. 

For  .statistical  data  relating  to  this  plan,  .see  tables,  pp.  Flan  Xo.  1£. 


O.  Tennis  Court. 
F.  .\thletic  Field, 
p.  Flayground. 


I 


^24  V I TY  R E S 1 1)  E A'  T / A L L J A’  D DEV  E L 0 P M E X T 


('OMTETITIVE  PLAN  BY  LOUIS  II.  BOYNTON 


IN  ])laiiiiing  a (levflo})nieiit  fora  (luarter-section  in  a city  likeCliicago  the  first  considera- 
tion is  to  adoj)t  an  arrangement  of  streets  which  will  j)rovi<le  a system  of  circulation 
that  may  he  readily  comhined  with  the  existing  “gridiron  plan,”  and  which,  indefinitely 
repeated,  will  provide  a new  system  of  circulation  avoiding  the  had  features  of  the  old. 
(’onvenience  of  circulation  is,  of  course,  the  ])rime  recpiisite  of  any  good  city  plan.  Apart 
from  artistic  considerations  the  worst  feature  of  the  gridiron  {)lan  is  the  difficulty  of 
going  from  one  place  to  another  in  a diagonal  direction.  Moreover,  as  a result  of  a scientific 
study  of  the  ])rohlem,  iSIr.  William  Atkinson  has  demonstrated  that  the  ideal  exj)osure  for 
houses  is  ])rovi(h‘d  in  streets  that  run  northeast  and  southwest  or  northwest  and 
southeast,  or  in  other  words  in  streets  that  run  at  an  angle  of  4.5°  to  the  north  and 
south  line.  (’onse(iuently  a diagonal  system  of  streets  has  been  introduced  which, 
together  with  the  curved  road  shown  on  the  plan,  ])rovides  an  ideal  frontage  for  the  houses. 

As  shown  on  the  ])lan  for  repetition  (page '■id),  this  would  introduce  two  major  systems 
of  circulation;  i.  e.,  northeast  and  northwest,  and  north  — south  and  east  — 
west,  the  former  being  the  more  imj)ortant.  Of  course  if  the  ])lan  were  repeated  the 
streets  hounding  the  (piarter-sections  should  he  widened  and  j^arked,  providing  a location 
for  street  car  lines  in  the  center  of  the  j)arking.  Secondary  circulation  is  provided  by 
intermediate  streets  entering  the  pro})erty  on  the  sides  and  by  a winding  road  which 
(Micircles  the  whole  tract. 


Hikd’s-eye  View  ok  1’aut  ok  the  (^uakteh-sectiox 


r II  K C 0 M P ET  I r I V E P L .1  A’  .S 


25 


The  east  and  west  halves  of  the  property,  as  shown  on  the  plan,  are  snl)divided 
on  slightly  dltterent  prineiples  so  as  to  show  two  of  the  many  possible  variations  of  the 
seheine.  The  east  half  follows  the  j)ractice  in  the  English  (’o-partnership  Suburbs, 


Plan'  by  Louis  II.  Boynton 


KKV  TO  PLAN 


A. 

.\dministrution  Building 

E.  School. 

1.  .\dult  Clubs. 

M. 

Playground. 

and  DisiH-nsary. 

F.  Children’s  Clubs. 

.1.  Stores  and  Flats. 

P. 

.Athletic  Field. 

B. 

.\ssembly  Hall. 

G.  Office  Building. 

K.  Garage. 

0. 

Tennis  Courts. 

C. 

Church. 

H.  Inn. 

L.  .Vllotment  Gardens. 

B. 

Police  and  Fire  Station. 

D. 

Theatre. 

For  statistical  data  rclatinf;  to  this  plan,  see  tables,  pp.  Plan  No.  13. 


CITY  R K S 1 1)  E X T I A L LA  X D D E I ' /•;  LOR  M E X T 


such  as  the  Hampstead  (hirdeii  Siil)iirl),  with  ample  sj)aee  in  the  center  of  the  blocks  for 
allotment  gardens  and  semi-pnhlic  ])laygroimds,  while  the  w(*st  half  is  divided  for  the 
usual  real  estate  development  where  the  lots  are  sold  to  individual  owners. 

It  is  a well  established  princi])le  that  in  order  to  i)rovide  comfortable  dwellings  at  a 
low  rental  or  at  a low  selling  price  it  is  necessary  to  reduce  the  size  of  the  individual  holdings 
to  a small  area  and  to  build  houses  in  series  or  attac*hed  groii])s.  ('onsecinently  there  are 
about  tk>()  houses  which  would  be  attached  on  either  side  and  the  greater  ])art  of  the  rest 
of  the  houses  are  semi-attached  either  by  being  built  in  groups  of  two  or  by  being  built  on 
the  ends  of  the  longer  blocks. 


T II  E C 0 M P ET  I T I V E P LA  A’  S 


-11 


As  to  the  widtli  of  the  streets;  the  parked  avenues  are  SO  feet  wide  from  lot  line  to 
lot  line  with  two  18-foot  roads  and  a '■2  1-foot  parkway.  The  streets  on  the  inserihed  stpiare 
are  OO  feet  wide  with  a '2S-foot  roadway.  The  winding  roads  are  10  feet  wide  with  a 1(5- 
foot  roadway  with  oeeasional  turn-outs.  The  widths  of  the  sidewalks  have  been  eoin- 
pnted  on  the  basis  of  five  feet  for  the  more  important  streets  and  four  feet  for  the  narrower 
roads.  In  almost  every  ease  the  width  between  building  lines  is  ISO  feet. 


^28  CITY  RESIDES  T I AL  LASD  DEVELOVMEST 


COMPETITIVE  PLAN  HY  BHAZER  & ROBB 


First  we  must  recall  that  the  j>rograni  stated  that  the  site  was  on  a level  prairie 
without  trees,  huildiuj^s,  or  siihdi visions,  but  that  “the  surrouudiug’  property  is 
subdivided  in  the  |)revailiii^  ^ridirou  fashion  as  indicated  by  the  j)lat.”  These 
conditions  controlled  our  solution  of  the  ])robleni.  Knowing  that  any  such  subdivision 
before  it  could  be  executed  must  be  officially  approved  from  a j)ractical  standpoint  as  to 
its  arrangement  of  streets,  all  of  the  surrounding  streets  are  carried  either  directly  or 
indirectly  into  and  through  the  property,  thereby  not  seriously  impeding  the  through 
traffic  of  fire  engines,  ambulances,  etc.,  which  city  regulations  usually  reciuire.  The  main 
business  arteries  are  very  direct,  so  as  to  attract  the  majority  of  the  through  traffic,  and  it 
will  be  noticed  that  the  residential  streets  are  more  or  less  curved  and  reduced  in  width 
so  as  to  make  them  unattractive  for  direct  traffic  communication.  This  arrangement 
allows  the  continuation  of  surrounding  street  names  through  the  projicrty,  simj)lifying 
the  house  numbering  system,  etc. 

In  order  to  esthetically  harmonize  this  development  with  the  surrounding  gridiron 
j)lan  so  as  not  to  make  the  adopted  garden  suburb  treatment  so  j)ronounced  as  to  deteri- 


KYL  VI>V4» 

( t\:\Kir.K  >ft  IK  >N 

(HUACi»»  ll.UViHS 


Hiri/s-eye  View  of  the  Quarter-Section 


T II  K V 0 M P K T I T IV  K P L A X S 


29 


Flax  by  Hkazer  & Robb 


KKY  TO  FLAX 


A.  Social  Center  Huilding. 
H.  Schools  (Hoys’  and  Girls’ 
Grammar  and  High). 

C.  Churches. 

D.  Dwellings. 


K.  I/ecture  Hall. 

F.  Field  Houses. 

FH.  Fire  House,  Civic  and 
Folice. 

G.  Garage. 


H.  Hotel. 

I.  Y.  M.  C.  A. 

.1.  Theatre. 

L.  Library. 

LH.  Lodge  Building. 


M.  Stores  and  Dwellings. 
X.  Water  Fools. 

O.  Gardens. 

F.  Flay  Grounds. 


For  statistical  data  relating  to  this  plan,  see  tables,  pp.  134-137,  Flan  Xo.  18. 


30 


CITY  RK  S IDE  X T / A L L A .V  D D E V E L 0 P M E X T 


orate  surrounding  j)rojx‘rty,  we  have  kept  tlie  transition  from  the  surrounding  gridiron 
into  this  pro])erty  gradual  and  harmonious.  For  this  reason  also  we  adoi)ted  a geonietri- 
eal,  formal  pattern  with  only  a snffieient  anionnt  of  eurved  streets  to  give  interest  and 
variety,  hut  there  is  great  variety  of  direetion  and  also  of  short  length  streets.  The 
property  is  thus  subdivided  into  building  lots  having  right  angles  attractive  from  the  real 
estate  man’s  j)oint  of  view.  Through  communication  is  i)rovided  on  the  diagonals,  which 
have  been  ])urj)osely  curved. 

J?y  keeping  the  width  of  the  paving  of  residential  streets  as  narrow  as  ])ossible,  the 
first  cost  of  the  development  is  reduced  as  well  as  the  cost  of  maintenance.  Such  streets 
would  also  j)robably  retain  their  residential  character  indefinitely,  as  trade  follows  wide, 
direct  streets.  All  of  the  residences  are  served  by  rear  alleys,  thereby  removing  all  .service 
from  the  streets.  These  alleys  would  not  be  sheet  paved  and  all  sewer,  water,  telephone 
])ipes,  etc.,  wonld  be  laid  therein,  so  that  in  ea.se  of  necessary  excavation  for  rc{)airs  they 
could  be  cheaply  and  readily  broken  into  and  j)atehed  without  s})oiling  the  more  exj)ensive 
paving  of  the  main  streets. 

It  will  be  noticed  that,  as  we  have  assumed  this  properly  to  lie  in  the  northwest 
(inadrant,  practically  all  of  the  residential  streets  run  more  or  less  north  and  south,  thereby 
insuring  in  both  morning  and  afternoon  the  maximum  amount  of  sunlight  to  each  dwell- 
ing. The  residences  have  been  kei)t  in  the  more  retired  and  (piiet  locations,  although 
easily  accessible  to  the  ])ublic  and  semi-j)nblie  life  of  the  develo])ment,  as  well  as  to  the 
surrounding  trolley  lines,  which  undoubtedly  woidd  in  the  future  traverse  all  the  wide 
bordering  streets.  Additional  trolley  lines  may  be  chartered  on  both  the  north  and 
south,  and  east  and  west  axes  as  well,  without  taking  the  clatter  and  danger  directly 
through  the  residential  streets. 

The  residences  have  all  been  arranged  on  the  English  garden  ])rineij)le;  that  is,  in 
the  center  of  each  l)loek  a large  garden  space  is  re.served  which  could  be  allotted,  as  the 
residents  of  that  block  might  decide,  either  for  gardens  or  for  j)laygrounds  which  could 
be  used  for  tennis,  bowling  greens,  or  for  play  space  for  very  young  children  where  they 
may  be  watched  by  their  mothers  from  the  dwelling  windows.  If  this  development  were 
managed  by  a wise  corporation,  these  garden  s})aces  could  be  ke])t  entirely  open  as  such, 
until  the  fnll  develo])ment  of  the  pro])erty  as  shown  on  the  j)lan  had  been  reached.  If 
this  land  then  became  so  valuable  that  the  garden  sj)aces  must  be  occupied,  u])on  vote  of 
the  residents  or  the  corporation  a street  could  be  cut  directly  through  this  garden  proj)erty, 
giving  residence  lots  eciual  in  area  to  tho.se  facing  the  street  snrronnding  the  block.  This 
would,  of  course,  be  done  only  in  a ea.se  of  emergency,  but  it  would  be  much  preferable 
to  have  these  garden  sj)ace.s  occupied  by  residences  than  to  n.se  any  of  the  residential 
])ortion  of  the  property  for  mercantile  j)ur])oses  on  account  of  the  increased  value  of  the 
land,  as  is  nnfortunately  the  usual  practice.  The.se  garden  spaces  contribute  to  the 
beauty  of  the  scheme  and  are  most  desirable  for  the  sake  of  snffieient  light  and  air,  as  well 
as  for  fresh  vegetables  or  j)layground  sj)ace. 

All  dwellings  on  residential  streets  either  face  directly  u|)on  a j)ark,  public  ground,  or 
playground,  or  else  such  space  is  located  at  the  end  of  a short  block.  Sneli  an  arrangement 
should  ])rove  most  attractive  in  giving  open  and  well-landseaped  vistas  from  each  resi- 
dence. As  seen  in  the  perspective  view,  the  residences  are  designed  in  an  attractive 


T //  K C 0 M P E r I T I V E P L A .V  S 


31 


suhurhan  style  and  arrangt'd  in  groups  more  or  less  eonneeted  in  proportion  to  their 
value,  the  elieapi'r  ones  being  all  eonneeted  in  order  to  save  great  expense  of  finished  side 
walls  and  the  eeonoinie  toss  of  heat.  By  projeeting  some  of  the  houses  and  retiring  others, 
arehiteetnral  variety  and  attraetive  front  and  rear  yards  ar(‘  obtained,  eaeh  with  its  own 
flower  garden,  d'he  eheaper  and  eonneetc'd  dwellings  for  the  workingman  have  been 
})laeed  where  they  wonld  be  most  aeeessible  to  the  surrounding  trolley  lines,  as  this  class 
of  the  j)opnlation  rather  enjoys  the  bustle  of  a busy  street,  d'heir  children  can,  however, 
safely  play  in  the  gardens  at  the  rear.  The  most  expensive  dwellings  are  plaeed  nearer 
to  the  soeial  and  public  buildings  and  have  been  designed  with  a fewer  nnnd)er  of  dwellings 
to  the  gronj),  giving  a higher  class  aspect  and  one  which  would  harmonize  better  with  the 
pnblie  buildings  ])laced  in  parked  areas.  A few  stores  (twelve),  with  flats  above  lor  the 
storekee])ers,  have  been  ])laeed  at  each  corner  of  the  property  near  the  cross  trolley  lines, 
where  such  stores  usually  locate.  One  hundred  and  twelve  are  located  on  the  main  axis 
running  directly  through  the  property. 

For  convenience  and  esthetic  reasons,  all  of  the  buildings  of  a public  or  .semi-i)ublic 
character  have  been  j)laced  in  the  center  of  the  property. 

d'he  social  asj)ect  of  this  development  has  been  considered  secondary  only  to  the 
general  arrangement  of  streets.  A large  soeial  center  building,  containing  rooms  tor 
various  public  meetings  and  entertainments,  is  plaeed  directly  in  the  center  of  the  projx'rty 
and  etjually  accessible  to  all  the  residents.  Six  playgrounds  have  been  arranged,  ecpially 
distributed  throughout  the  development,  and  subdivided  to  encourage  their  use  by 
children  of  different  ages  and  sexes. 

The  sites  for  public  buildings  include  six  churehes,  boys’  and  girls’  elementary  school 
and  high  school,  library,  theater,  opera  house,  lodge  building,  \.  ]\1.  (’.  A.  building,  civic 
building  for  police  and  fire  aj)paratns,  hotel  with  garage,  etc.  Most  ot  these  buildings 
have  been  ])laeed  so  as  to  clo.se  a vista  from  an  approaching  street,  and  the  field-houses 
for  the  i)laygrounds  are  also  similarly  located. 


I 


3^2 


C I r V R E S I J)  E .V  T I A L L A X 1)  I)  E T E L 0 P M E X T 


competitivp:  plan  by  g.  c.  cone 

WITH  the  larger  aspects  of  city  planning  we  consider  that  we  are  not  concerned  in 
this  investigation.  The  tract  to  betreated  is  not  destined  to  have  a conininnity 
consciousness  aj)art  from  that  belonging  to  the  city  as  a whole.  We  therefore 
believe  that  town  anatomy,  involving  the  study  of  a com])lete  organic  unit,  is  not  our 
subject.  Rather  we  regard  the  study  as  one  of  detail,  immensely  important,  forming  a 
part  indeed  of  the  larger  subject,  but  not  town  planning  as  such.  The  factors  involved 
are  so  largely  social  that  our  best  help  comes  from  a study  of  the  habits  of  Chicago  j)cople. 
True,  both  precept  and  ])ractice  along  housing  and  town-planning  lines  are  farther  ad- 
vanced in  Phigland  and  Germany  than  with  us,  but  the  investigations  and  study  upon 
which  these  are  based  are  first-hand  with  them  and  introspective.  Ours  must  be  this,  too. 

must  be  mindful  lest  we  suit  our  housing  and  general  home  arrangements  to  their 
needs  rather  than  to  those  of  our  own  people. 

The  ]>lan  herewith  submitted  retains  in  large  measure  the  rectangular  method  of 
subdivision,  and  can  claim  most  of  the  well-known  advantages  of  that  method;  i.  e., 
favorably  shaped  lots,  economy  of  si)ace  otherwise  lost  in  bad  street  and  alley  intersections, 
and  simplicity  in  the  matter  of  street  names,  and  in  the  numbering  of  houses.  Moreover, 
and  this  is  most  imj)ortant,  it  partakes  with  the  rectangular  method  of  the  advantage  of 
harmonizing  with  the  structure  of  the  city  as  thus  far  laid  out.  The  j)revailing  street 
scheme  of  Chicago  has  become  so  universal  and  far  spread  that  it  has  in  a way  come  to 
be  authoritative.  It  has  in  its  favor  the  real  advantages  that  it  is  orderly,  readily  under- 
stood, and  capable  of  being  extended  indefinitely  without  confusion.  We  have  retained 
therefore  the  general  lines  of  the  gridiron  system  but  have  modified  it  to  suit  our  needs. 
A skeleton  ma])  of  the  design  showing  the  main  roads  drawn  to  the  scale  of  the  city  ma]), 
and  laid  down  uj)on  any  of  the  numerous  half-mile  scpiares  so  characteristic  of  the  city 
])lat,  will  show  that  a harmonious  relationship  has  been  ])reserved  even  though  some 
streets  have  been  devoted  to  new  uses.  Our  endeavor  has  been  to  design  a (juarter  section, 
which,  if  repeated  over  and  over  again,  would  rather  simjjlify  than  confuse  the  city  plan. 
The  city’s  fabric  should  be  not  so  much  a network  as  an  organic  structure  with  streets  of 
graduated  importance  and  special  use.  In  our  residence  streets,  as  hereafter  described, 
and  in  the  broadened  through  thoroughfares,  we  have  attemi)ted  to  organize  rather  than 
to  destroy  the  gridiron  system. 

Of  course  we  have  a community  center.  The  recreative  and  educational  features 
there  shown  are  indispensable  in  any  j)opulous  {luarter-section  of  the  city.  The  tendency 
of  trade  to  congregate  about  prominent  street  intersections,  especially  those  where  street 
car  lines  cross,  is  so  strong  that  we  can  not  control  it  if  we  would.  It  is  expected  that,  as 
time  goes  on,  business  will  more  and  more  surround  the  tract,  facing  out  upon  the  present 
and  proposed  street  car  lines  as  provided  in  the  outer  tier  of  lots  seen  on  the  map. 

Back  of  the  outer  tier  of  lots  to  the  east  and  west  is  a 45-foot  ])ublic  strip  of  land  ((^) 
intended  to  segregate  the  barns,  garages,  and  outhouses  of  the  tract  as  nearly  as  may  be. 
This  strij)  would  l)e  under  city  ownership,  or  |)rivate  ownershij)  with  city  rules  governing 
it,  and  the  owner  of  each  abutting  lot  would  have  the  right  to  build  under  lease  such  out- 
building as  he  might  recpiire,  or,  if  he  waived  this  right,  the  land  might  be  leased  to  another 


r II  K C 0 M P E T I r IV  E P LA  A’  S 


38 


family  for  a similar  purpose.  Such  reservations  might,  at  the  option  of  the  lessees,  he 
devoted  to  playgrounds  or  gardens.  This  i)rovision  of  s])aee  for  onthnildings  hack  of  the 
])rospective  hnsiness  blocks,  and  serving  also  some  100  of  the  residence  lots  of  the  tract, 
it  is  believed  will  tend  to  cause  prospective  barn-owners  to  buy  here,  and  will  thus  tend 
to  segregate  the  outbuilding  nni.sance,  and  to  keep  residence  lots  free. 

Involved  with  the  question  of  barn  room  is  that  of  lot  length,  which  introduces  one 
of  the  es.sential  features  of  our  plan — the  short,  wide  lot.  Having  ob.served  the  habits  of 
families  rather  than  the  traditions  of  real  estate  subdivision,  we  are  led  to  believe  that  for 
many,  if  not  most  households,  a deep  rear  lot  is  not  as  desirable  as  more  room  in  front,  and 
that,  in  many  ca.ses,  it  is  really  undesirable.  Ideally  used,  it  is  all  that  tradition  paints 
it,  but  the  little  garden,  the  croquet  lawn,  the  grape  arbor,  and  the  happy  privacy  investing 
it  all,  form  a charming  picture  of  what  does  not  exist  in  the  city  back  yard.  So  j)rimitive 
and  wholesome  a thing  as  the  impulse  to  garden,  which  all  men  feel  for  a little  time  in  the 
spring,  no  matter  what  their  occupation  or  where  they  live,  finds  oidy  abortive  exj)ression 
in  the  average  back  yard.  City  soil  and  city  atmosphere  are  against  it.  Moreover,  the 
Chicago  man  is  not  a gardener  by  instinct  or  tradition.  His  im])ulses  are  not  pastoral, 
they  are  urban.  The  result  is  inevitable  — the  average  garden  on  the  average  back  lot 
is  not  successful. 

Again,  arguing  counter  to  theory  but  in  accordance  with  experience  and  observation, 
we  do  not  believe  that  back  yards  in  the  city  make  the  best  playgrounds.  The  proximity 
of  the  backyard  to  the  alley,  its  tendency  to  be  in  disorder  and  dirty,  and  its  very  removed- 
ness from  the  ])leasures  of  the  street  where  people  come  and  go  and  things  happen,  makes 
it  alike  undesirable  to  mothers  and  children.  [Meanness  and  wrongdoing  flourish  in 
back  vards.  The  mother  feels  safe  about  the  child  “out  in  front.”  The  respectal)ility 


C / T V R K S I J)  E \ T 1 A L L A X I)  1)  E V E L 0 P M E X T 


of  the  suiToundiiigs  comes  to  lier  aid  mightily,  and  exccjit  for  the  actual  j)hysical  dangers 
of  the  traffic  street,  the  child  needs  less  watching  in  the  front  yard  than  in  the  hack. 

ddiis  brings  us  to  the  consideration  of  two  types  of  residence  streets  as  exemplified 


Plan  uy  (J.  C.  Cone,  Chicago 


KKV  TO  I'l.AX 

I).  Streets  with  narrow  Pave- 
ments on  either  side  and 
I’arkway  in  middle. 

For  statistical  data  relating  to  this  plan,  st*e  tables,  pp.  ItU-lST,  Plan  Xo.  9. 


H.  Two-story  Cottage. 

L.  Central  Heating  Plant. 

M.  Business  Buildings. 


X.  I,arge  Kesidenee  laits. 

O.  Reereation  ('enter. 

P.  “Streets”  without  Pavements. 


(T  Barn  Segregation  Strips. 
H.  Public  School. 

S.  Semi-public  Buildings. 


T II  E C 0 M P K T I r IV  E P L A S S 


8.5 


on  the  plan,  one  in  which  tlie  pavement  is  omitted  entirely  (P),  its  i)lace  being-  taken  by 
a ])nblie  gretMisward  or  playground,  and  a second  (I)),  or  modification  of  the  first  in  which 
narrow  semi-private  drives  skirt  the  grass  area  on  either  side.  The  essential  thing  in  the 
design  of  the  first  type  is  the  grass  space  between  the  fronts  of  the  houses,  nsnally  oec-npi(‘d 
by  the  street.  At  either  side  of  this  lawn  strij)  rims  the  usual  sidewalk,  but  the  street 
proper  or  ])avement  is  altogether  lacking.  The  reasoning  which  leads  to  this  comparative 
innovation  is  very  simjile.  Each  house  is  reaehed  by  a jiaved  alley  as  described  later, 
'riiis  takes  care  of  all  merchandise  wagons,  as  it  would  in  any  case.  The  houses  on  this 
street  are  not  on  the  whole  those  that  will  have  many  carriages  call  at  their  doors,  and, 
in  the  event  that  it  is  desired  to  reach  a vehicle,  a walk  of  half  a block  in  any  case  will 
reach  a public  way.  For  emergency  purposes,  such  as  ambulance  or  fire  deiiartment  calls, 
the  alley  is  always  at  hand.  In  short,  the  need  for  a drive  to  onr  very  door,  unless  we  use 
a vehicle  as  a matter  of  common  habit,  is  more  traditional  than  real.  For  those  who  own 
or  use  vehicles  daily  we  have  other  provision  as  has  been  explained.  For  those  who  prefer 
safe  play  space  for  their  children,  ample  setting  of  parklike  area  for  their  houses,  and  (jiiiet 
freedom  from  dnst  and  noise,  this  type  of  street  is  offered.  The  sidewalk  and  the  greensward 
with  its  trees,  like  the  ordinary  street,  are  ])iiblic  spaces  jniblicly  created  and  maintained. 
The  expense  slionld  be  considerably  less  to  the  abutting  property  than  that  of  the  usual 
street. 

With  this  form  of  street,  the  lots  fronting  on  it  would  be  short  at  both  ends,  so  to 
speak;  that  is,  the  back  yard,  for  reasons  heretofore  explained,  we  believe  in  making  only 
deep  enough  to  afford  a small  clothes  lawn,  say,  *^0  feet  from  front  to  back.  The 
front  yard,  moreover,  because  of  the  ornamental  lawn  and  Jilay  space  provid(‘d  in  front  in 
j)lace  of  pavement,  does  not  need  to  exceed,  say,  feet  in  depth.  If  the  house  is  .SO  feet 
from  front  to  back,  the  lot  must  then  needs  be  70  feet  in  depth  over  all.  We  gain  much 
in  light  and  appearance  for  the  premises  by  taking  the  ground  gained  from  the  far  back 
end  of  the  ordinary  lot  and  making  both  the  lot  and  the  house  wider  to  the  front.  Espe- 
cially is  this  true  where  street  improvements  are  inexpensive  as  here  contemplated.  We 
have  in  such  a street  arrangement  the  fashionable  “place”  of  some  of  our  cities  adajited 
to  the  needs  of  cottagers.  I’eojile  like  to  make  a brave  showing  in  the  matter  of  their 
domicile.  A house  wide  to  the  .street,  and  with  room  on  either  side,  not  only  is  .saved 
from  too  clo.se  contact  with  neighbors,  but  looks  its  value.  The  usual  deep  lot  behind 
is  not  mi.s.sed,  and  the  40  or  .50  foot  park  .space  in  front  gives  the  house  an  added  di.stinc- 
tion.  The  comparatively  small  area  of  yard  for  the  householder  to  take  care  of  is  a 
feature  which  would  temjit  many  families  from  flats  and  tenements,  e.specially  in  view 
of  the  fact  that  it  is  proposed  to  heat  all  the  buildings  of  the  tract  by  central  heat  as 
de.scribed  elsewhere. 

A .second  modification  of  the  above  “street”  contemplates  a narrow  drive  on  one 
side,  and  only  a walk  on  the  other.  There  are  besides  these  streets,  one  ordinary  street 
with  a narrow  single  drive  and  any  extra  space  gained  added  to  the  length  of  the  lots. 
This  is  for  the  benefit  of  those  who  do  wish  to  garden  or  otherwi.se  u.se  the  usual  deep  lot. 
Then  there  is  in  the  north  portion  of  the  plat,  a cross  street  without  parkways,  and  with 
only  one  ,5-foot  walk  on  one  side;  in  all,  but  '■2,4  feet.  This  is  a local  accommodation 
short  cut  in  the  mid.st  of  an  otherwi.se  long  block  and  a recognition  of  our  right  to  have 


36 


CITY  RESIDEyriAL  L A y D DEVELOPMEyT 


such  an  irregular  thing  if  it  suits  our  convenience,  even  with  the  gridiron  plan.  At  (H), 
on  the  ])lan,  is  provision  for  those  who  really  desire  the  advantages  of  cottage  “apart- 
ments” with  liberal  eoininon  grounds  surrounding  the  two-story  buildings.  Double 
houses  are  here  and  there  introduced  to  break  the  monotony  of  single  fronts  and  to  retain 
a certain  flexibility  of  design. 

Two  further  features  which  ins])ection  alone  of  the  ])lan  will  not  disclose  are  the 
})rovision  of  paved  alleys,  practically  all  lots  being  thus  served,  and  the  central  heating 
j)lant,  which  in  this  enterj)rise  should  be  peculiarly  successful,  saving  much  expense  both 
in  construction  and  in  service  later,  and  making  for  cleanliness  and  for  economy  of  the 
householder’s  time. 

The  subjoined  sketc*h  from  a recent  design  by  ().  C.  Simonds  & Co.,  shows  an  ap})lica- 
tion  in  actual  i)ractice  of  the  fundamental  innovation  suggested  in  the  foregoing  article. 
The  Beloit  iNIodel  Homes  (’o.,  of  Beloit,  Wis.,  is  using  this  tyj)e  of  street  in  the  construc- 
tion of  a portion  of  their  new  subdivision  near  the  Fairbanks  Morse  Co.  plant  in  that  city. 
The  area  usually  occupied  by  the  street  will  be  grassed  over  and  somewhat  depr(\ssed  in 
grade  with  a view  to  flooding  in  winter  if  desired.  The  traffic  which  conies  to  the  homes 
is  largely  alley  traffic  and  is  taken  care  of  by  eighteen-foot  paved  alleys  back  of  the  houses. 
Sidewalks  ajijiroach  the  front  as  with  the  usual  street,  but  at  either  end  of  the  block  the 
opening  is  narrowed  to  avoid  using  valuable  frontage  on  the  liordering  streets  and  to 
give  a suggestion  of  park-like  seclusion  to  the  enclosed  area.  The  houses,  by  following 
somewhat  the  lines  of  the  curving  sidewalks,  gain  outlook  over  the  enclosed  ])ark,  and  each 
in  itself  presents  a more  individual  ajipearance.  The  plan  has  been  accepted  and  recorded 
and  thus  constitutes  an  interesting  exjieriment  in  actual  subdivision  work. 


THE  COMPETITIVE  PLASS 


37 


IM.AX  BY  WILLIAM  DHl  MMOXI) 

DEVKLOPEl)  FROM  A SKETCH  SCHMI  ITEl)  IN  ( OM PETITION 

CAX^  the  siil)urhan  extensions  to  tlie  j?reat  city  of  to-day  he  made  to  l)ring  al)ont 
the  realization  of  a more  ideal  residential  neighborhood  than  we  now  have?  This 
is  really  the  most  important  of  eivie  cpiestions,  since  its  siiceessfnl  working  out 
means  so  inneli  in  its  every  bearing  on  citv  life. 

^^'e  are  troubled  with  the  indiscriminate  spread  of  industrial  activities  which  seem 
to  advance  upon  j)erfectly  heli)less  and  old  established  eommimities.  We  suffer  from  an 
undesirable  springing  up  of  ajjartment  buildings  here  and  there  in  neighborhood  develop- 
ments which  violate  every  sense  of  the  appropriate  and  the  harmonious.  ^Ve  suffer  from 
the  fact  that  street,  harbor,  and  rail  transportation  facilities  are  so  inefficiently  disposed 
in  onr  city  that  the  broadest  benefits  to  be  derived  from  these  fundamental  retpiirements 
of  city  life  are  not  ])ossible  of  realization  to  many  of  the  less  favored  ])arts  of  the  city. 

The  (lermans  and  the  English  have  i)rodnced  examples  of  garden  cities  or  garden 
suburbs  which  embody  many  very  progressive  measures,  each  example  differing  somewhat 
in  its  plan  and  operation  from  the  others.  They  have  found  that  it  does  not  j)ay  to  over- 
po|)ulate;  that  rents,  health,  beauty  of  environment  and  economy  of  im])rovements  all 
suffer  therefrom.  They  have  indisputably  proven  that  it  does  j)ay  to  carefully  j)lan  the 
whole  neighborhood  development  through  the  employment  of  the  most  skillful  architects. 
They  have  i)iit  into  operation  in  some  degree  many  of  the  measures  that  have  since  been 
])roposed  for  public  consideration  in  this  country  and  have  thus  triumphantly  proven  the 
correctness  of  many  contentions  heretofore  held  as  theory.  Hut  in  this  country,  onr  laws 
and  onr  land-holding  system  seem  not  to  lend  themselves  to  such  desirable  ends.  In  fact, 
they  are  antagonistic. 


Bird’s-eye  View  of  Two  .Adjoinixo  Exits 

Sliowing  in  the  “.Nucleus”  a portion  of  the  area  developed  with  a formal  arrangement  of  certain  buildings  and  grounds,  the 
blocks  adjoining  being  for  individual  residence. 


.S8 


(ITY  R E .S  / 1)  K .V  T I A L L A .V  D 1)  E V E L 0 P M E .V  T 


MAIN  LINE 

R.R 


MAINLINE  ^ 

mat 

CIEVATLPLPCAL-A' 

3TTJEET.5 


A?LA>TDl?PAPk' 
A>  IP  RECREATION 
L «5CALE 

P cA^  ^}Lf_ 


T 

It 

P 

1 

i 

J" 

J 

i 

1 

j 

z'  ■ 

1 

1 

A City  Area  Developed  o\  the  “XEiGunoRiiooD  I’xit”  Plan 
(I’sing  the  Quarter-section  as  the  Ap|)roximate  I'nit  Area) 


Here,  at  the  main  line  railway  junetion  are  iinporlani  features,  a main  line  passenger  station,  a freight  depot,  storage  huihlings. 
a inunieipal  market,  postal  and  eivie  departmental  offices,  ete„  forming  a civic  sul)-eenter.  A belt  line  connects  a series  of  such  civic 
sub-centers,  and  running  into  and  out  from  the  city  over  streets  about  Yi  to  ^ miles  apart  are  the  elevated  lines,  while  "cross  town” 
street  car  lines  occur  every  half  mile.  This  method,  creating  boundary  lines  out  of  certain  streets  having  transit  facilities,  results  in 
marking  off  the  unit  neighborhood  areas  (“checkered”  in  tint).  Kach  unit  thus  e(jui|)ped  offers  specially  convenient  home  lo<‘at ions 
for  the  local  workman  as  well  as  for  those  who  by  riding  can  work  el.sewhere.  The  large  parks,  .separating  the  great  arms  of  the  city 
offer  ample  opportunity  for  recreational  diversion  for  all,  close  to  the  home  environment.  The  ladt,  offering  the  best  of  shipping 
facilities,  wouhl  tend  to  limit  industrial  areas. 


THE  COMPETITIVE  PLAyS 


3!) 


From  the  start  it  would  seem  almost  hopeless  to  strive  for  a working  test  of  anything 
like  a comprehensive  land  development  scheme  unless  a definite  policy  was  to  he  adoi)ted 
which  contemplated  a consummation  of  local  community  ownership  and  control  instead 
of  individual  ownershij).  This  ])olicy  is  a proven  fundamental  as  seen  in  the  develop- 
ment of  the  English  garden  city,  where  the  co-partnershi])  ])lan  has  been  a great  success. 

While  we  are  securing  funds  for  an  initial  (inarter-section  development  scheme  and 
while  we  are  working  for  a law  which  will  enable  commnnities  to  guarantee  the  bonds  of 
local  companies  or  otherwise  provide  the  funds  which  must  be  forthcoming  to  syste- 
matically support  the  work,  we  should  also  be  endeavoring  to  find  out  Avhat  gcmeral  type  of 
])lan  can  be  relied  upon  to  cope  most  successfully  with  the  situation  in  hand.  What  shall 
be  done  with  the  ai)artment  hou.se  (always  the  most  economical  habitation),  the  low  cost 
single  dwelling  (always  in  the  greatest  demand,  but  .seldom  to  be  had  in  attractive  shape), 
the  vacant  lot,  the  alley,  the  back  yard, and  the  business  street?  The  individual  dwelling 
will  take  care  of  it.self  if  the.se  usually  menacing  factors  are  handled  in  the  working  out  of 
the  problem  in  an  artistic  and  at  the  same  time  a practical  manner. 

(diicago  is  to-day  con.sciously  .seeking  the  widest  possible  spread  of  .social,  recreational, 
educational,  and  industrial  opportunities.  Working  to  this  end,  the  parks,  ])laygrounds, 
and  .social  .settlements  have  taken  a long  lead  ahead  of  tho.se  in  other  cities.  So,  in  working 
out  .schemes  for  suburban  development  that  may  luLsten  a better  day,  it  should  be  remem- 
bered that  most  to  be  desired  is  such  constructive  planning  as  will  lead  to  wide  improve- 
ment throughout  the  older  j)arts  of  the  city  where  arrested  development  and  abnormal 
development  ])revails.  If  ])re.sent-day  faults  are  corrected  or  can  be  corrected  in  the  new 
venture,  then  the  measures  emj)loyed  cannot  l)ut  be  of  profound  influence  in  the  reforma- 
tion of  the  older  i)arts.  On  the  other  hand,  if  half-way  or  superficial  measures  oidy  are  to 
be  tried,  nt)  general  improvement  need  be  looked  for. 

In  contrast  to  the  simplicity,  the  directness, the  power  for  good,  inherent  in  a possible 
well-organized  community  i)lan,  we  .see  in  the  origination  and  execution  ol  civic  ]>rojects 
to-day  the  most  a.stoni.shing  di.scord  and  complexity,  and  therefore  the  most  indirect  and 
untraccable  influences  at  work  in  the  sinister  machinations  of  exploiters.  AMiere  order 
should  exist  we  have  chaos. 


The  XEiGiinoKiioon  Unit  Pl.\n: 

Order  is  the  keynote  of  our  ])lan.  It  provides  that  the  whole  city  be  divided  into  areas 
ajiproximately  such  as  the  (luarter-section.  Each  of  these  areas  is  regarded  as  a unit  in 
the  .social  and  political  structure  of  the  city. 

A (luarter-.section  may  prove  to  be  too  large  or  too  small,  but  the  unit  is  intended  to 
com])i’i.se  an  area  which  will  permanently  exist  as  a neighborhood  or  primary  social  circle. 
Each  unit  has  its  intellectual, recreational, and  civic  reciuirements  featured  in  the  institute 
which  is  located  approximately  at  its  center  and  its  local  busine.ss  recpiirements  featured 
at  its  corners.  In  a .series  of  units  there  would  then  be  an  alternate  disposition  of  centers 
of  activity  which  would  remove  as  far  as  possible  the  ojieration  of  one  function  from  that 
of  the  other. 

As  to  building  development,  our  ])lan  provides  that  the  apartment  building  and  the 
low  co.st  single  dwelling,  together  with  the  institute  and  business  centers,  be  employed  in 


40 


C 1 rr  R E S 1 1)  E X T I AL  L A X I)  D EVE  L 0 P M E X T 


the  formation  of  such  an  architectural  arrangement  as  might  he  called  a nucleus  or  frame 
in  the  articulation  of  the  plan.  This  would  provide  in  a definite  manner  for  the  best 
development  of  those  areas  which  on  account  of  many  uncertainties  usually  remain 
unused  for  building,  or  are  built  on  for  expediency  without  regard  for  the  best  interests 
of  the  neighborhood.  The  remaining  areas  in  the  unit  are  then  well  fitted  to  the  uses  of 
those  able  to  build  and  keep  up  the  better  class  of  residences,  being  here  retired  from  noise 
and  traffic  and  so  apjjointed  as  to  remain  permanently  desirable  as  home  sites. 

The  building  of  the  “nucleus”  offers  an  interesting  and  more  or  less  complete  initial 
stage  of  development.  It  answers  the  (luestion,  What  shall  we  do  first It  can  be 
composed  at  first  of  either  apartments  or  single  dwellings,  or  both,  for  a choice  is  o])en  and 
j)rogressive  stages  of  development  can  thus  easily  be  arranged,  the  tenij)orarily  vacant 
land  being  available  for  agricultural  uses  until  outside  pressure  exerts  its  influenee  in  bring- 
ing about  a more  and  more  complete  development  of  the  unit. 

Instead  of  retaining  the  illogical  ward  .system,  each  of  the  great  arms  of  the  city, 
existing  on  the  great  railroad  radii,  is  considered  as  being  a borough  or  general  division, 
reaching  from  the  center  to  the  furthest  suburban  limits.  In  Chicago  there  would  be  six 
or  seven  boroughs.  The  ])lan  on  p.  illustrates  roughly  a more  or  less  ideal  development 
for  such  an  area  as  might  be  located  in  (’hicago  with  its  center  at  Western  Avenue  where 
the  St.  Paul  and  North  Western  railways  cross  and  run  parallel  into  the  central  district, 
d'he  drawing  is  intended  to  illustrate  in  ])lan  the  eharaeteristies  of  such  a subeenter  of  the 
city  as  is  indicated  at  this  ])oint  in  our  j)ro])osal  for  the  rearrangement  of  the  railway  and 
harbor  facilities  of  Chicago.  This  proposal  is  published  in  the  City  (Mub’s  booklet. 
The  Railwaij  Terminal  Problem  of  Chieago. 


Streets  : 

(diicago,  having  no  changes  of  level,  enjoys  no  elevated  public  viewpoints,  as  many 
cities  do.  Her  greatest  eliarin  to  the  eye  must  reside  in  long  sweeping  distances  every- 
where evident  in  the  j)assing  view.  This  suggests  the  use  of  broad  and  interesting  vistas 
so  disposed  as  to  emphasize  the  freedom  of  movement  and  the  breadth  of  space  which  are 
chief  eharaeteristies  of  the  great  western  i)rairie  on  which  the  city  lies. 

Long  usage  proves  that  a system  of  stpiares  or  rectangles  develops  a more  economical 
local  street  system  than  is  otherwise  possil)le,  but  the  right-angled  street  and  alley  plan  is 
chiefly  objectionable  because  of  the  impossibility  of  variety  in  asj)ect,  since  all  streets  alike 
disappear  into  uninteresting  distance,  and  since  rigid  adherence  to  such  a plan  makes 
impossible  the  desirable  feeling  for  individuality  in  one’s  environment.  So  it  would  seem 


Stkket  View  Court  View 


T II  E C 0 M P E n T IV  E P L A X S 


41 


Plan  of  Pair 


that  some  local  streets  sliould  l)e  emphasized,  heiii^  hroad 
and  stately,  others  minimized  in  importance,  hein^  modestly 
retired,  and  a iinmher  broken  where  })ossil)le  so  as  to  close 
the  vista  and  create  preferential  sites  for  churches  or  (piasi- 
pnblic  buildings. 

Our  plan  places  the  business  centers  at  the  extreme 
corners  of  the  unit  and  thus  imposes  the  greatest  amount  of 
traffic  on  the  boundary  streets  and  relieves  the  interior 
streets  of  business  traffic  and  consequent  noise  and  danger. 
The  interior  roadways  can,  therefore,  be  much  narrower 
than  present  municipal  requirements  demand. 


The  fhTY  Hlock: 

The  usual  city  block  is  of  an  economical  shape  and  size,  for  while  it  is  a minimum  area 
consistent  with  the  necessary  re(}uirements  of  light,  air,  and  domestic  separation,  still  it 
can  be  made  very  attractive  if  carefully  laid  out  so  as  to  develop  its  advantages  to  the 
utmost.  This  can  be  done  in  the  building  of  either  multiple  or  single  dwellings.  Individ- 
ual yards  jilaced  in  j)airs,  between  pairs  of  dwellings,  the  latter  either  separated  or  attached, 
allow  the  block  interior  to  become  a garden  or  lawn  for  the  common  use.  This  idea 
is  illustrated  in  the  various  rough  sketches  which  appear  on  pp.  40  and  41,  and  also  in 
the  bird’s-eye  views.  The  arrangement  j)rovides  for  either  double  or  single  street  entrances 
or  driveways  and  garages,  and  develops  for  each  house  a maximum  j)rospect  and  exposure 
to  sunlight.  This  .scheme  may  ai)pear  to  .some  to  favor  a too  intensive  space  u.se,  but  it 
must  be  remembered  that  it  still  remains  to  be  demonstrated  just  what  the  maximum 
number  of  families  for  one  block  should  be.  This  has  a bearing  on  the  limitation  of  the 
unit  neighborhood  poj)ulation,  but  many  external  influences  would  modify  any  tendency 
to  approach  it  as  an  average  for  the  whole  unit.  We  cannot  foretell  what  size  of  block 
or  what  kind  of  dwellings  the  economy  of  a future  day  will  favor,  but  it  would  seem  that 
the  city  block  should  not  be  so  large  as  to  make  cumber.some  the  gathering  together  which 
is  to  be  expec-ted  for  ])urpo.ses  of  di.scussion,  on  the  one  hand,  or  on  the  other,  the  co-opera- 
tion of  the  residents  in  the  ii.se 
of  possible  common  dining- 
rooms, children’s  play  space, 
allotment  of  garden  space,  etc. 

Alievs,  usuallv  an  unneces- 
sary  and  unsightly  adjunct 
causing  the  waste  of  much 
valuable  area,  should  be  done 
away  with  when  the  awakened 
neighborhood  s{)irit  commends 
the  beauty  of  orderliness.  It 
will  tlien  be  seen  that,  by  co- 
operative agreement  and  studied 
care  in  the  u.se  of  premi.ses, 
wider  opportunities  for  u.se  and 


The  Ordin.ary  City  Block,  Even  with  .\ttached  Dwellings  for  Fifty  or 
Sixty  F.vmilies,  Can  Have  a Beautiful  Interior  Garden  Court 


i-l 


C I TV  R E S I D E y T / .1  L L A X 1) 


1)  E V E L 0 P M E X T 


The  Small  Attached  Dwelling 


enjoyment  aeerue  to  the  individual  tlian  in  tlie  old  way.  Then, 
also,  in  the  old  ]>art  of  the  city  the  usual  block  iiderior  will  be 
transformed  into  a eleared-out  garden  green. 

The  Bu.sixess  (’enter: 

A maximum  of  actual  use  by  the  iidiabitaids  of  the  total 
area  of  the  unit  <le])ends  on  a minimum  of  use  l)y  business.  At 
the  same  time  an  efficient  use  by  business  means  a limitation 
of  competition  for  local  trade  and  less  loss  due  to  duplication.  Therefore  we  set  apart 
the  areas  contiguous  to  the  intersecting  boundary  streets  for  business  purposes.  A chief 
factor  in  this  (lisj)osition  is  that  these  streets  would  j)rol)jd)ly  have  ear  lines,  and  inas- 
much as  the  transit  lines  must  soon  be  made  available  for  local  freight  dutv  the.se 
would  then  be  ])eeuliarly  economical  for  business  use. 

Open  scpiares  could  be  expanded  from  the  iidersecting  business  streets  and  by  employ- 
ing arehed-over  buildings,  car  patron  shelters,  and  center  features,  a much  more  interesting 
situation  would  be  realized  than  is  seen  to-day  on  our  long-drawn-out  business  streets 
where  so  many  stores,  not  .serving  good  use,  offend  the  eye  mile  after  mile.  Business  does 
not  need  to  string  out  on  long  lines,  l)ut  has  advantages  in  being  concentrated. 

The  main  business  street  should  be  transformed  into  a residence  street  made  extra 
wide  and  of  the  more  formal  type,  parked  at  the  center  and  at  either  side.  The  latter 
})rovides  for  domestic  ])rivacy,  the  former  a le.ss  noi.sy  and  dusty  railway  bed  than  we  now 
have,  whicli,  later,  can  be  {)aved  to  provide  for  such  increa.sed  traffic  as  might  develop 
along  certain  streets. 


The  Ix.stitute  or  Social  (’enter: 

In  order  that  the  neighborhood  may  institute  and  maintain  its  social  and  political 
organization,  it  must  beeipupped  with  the  necessary  buildings.  The  institute,  which  may 


Stueet  View — .\  Cnoui'  ok  Single  Dwellings 


T II  E C 0 M P E TITHE  P L A N S 


43 


be  one  building  or  a group  of  l)uil(lings,  is  designed  to  answer  this  purpose;  and  sinee  local 
eonvenience  is  of  first  importance,  it  is  placed  approximately  at  the  center  of  each  unit. 
It  is  intended  to  house  here  the  schoolrooms,  workshops,  and  usual  elementary  educational 
e(iuij)ment,  with  also  a large  assembly  hall  as  well  as  a number  of  smaller  halls  for  rotated 
use  by  classes,  clubs,  and  societies,  for  reading,  music,  drama,  dancing,  and  lectures. 
Provided  also  with  large  natatoria,  gjmmasia,  gardens,  and  athletic  fields,  wide  and  varied 
poj)ular  recreation  would  be  available.  The  object  of  the  institute  is  to  bring  about 
healthful  and  vigorous  j)articipation  in  all  those  activities  which  could  be  systematically 
])ursucd  through  the  emj)loyment  of  expert  instructors,  as  well  as  to  encourage  voluntary 
religious,  educational,  recreational,  and  political  activities. 

In  each  unit  the  open  local  forum  would  vent  the  exj)ression  of  the  best  thought  and 
make  that  thought  effective.  The  whole  body  would  contribute  to  open,  known  actions. 

The  citizen  is  to-day  removed  from  an  effective  voice  in  the  political  ex])ression  of  the 
city,  because  he  now  uses  no  consistent  and  orderly  method  of  local  expression.  The  very 
mass  of  the  city  makes  it  a prey  to  spoilsmen.  The  real  intelligence  of  the  community  is 
inoj)crative  and  frccpicnt  “reform”  movements  to  imjjrove  conditions  are  l)affled.  ddie 
organization  of  the  entire  city  into  working  units  would  bring  about  systematic  activity 
and  a broad  civic  unity  of  pur[)osc. 


Auciiitectural  Aspect  : 

Shouhl  a more  or  less  extensive  change  oc'cur  in  the  social  order,  there  will  probab 
develop  a new  popular  esthetic  viewpoint. 


•y 


Bikd’s-eye  View  of  a.\  Alternative  Scheme  for  “Unit”  Development 


44 


CITY  R E .S  1 1)  E y T 1 A L L A A'  I)  DEV  E L 0 R M E S T 


It  is  pertinent  to  ask,  IIow  ought  we  to  live?  What  sort  of  character  should  our 
physical  surroundings  exhibit?  Have  we  not  outgrown  and  become  tired  of  present  usage 
as  exj)ressed  in  the  houses  and  the  street  })ictures  everywhere  so  uninteresting  and  so  much 
alike? 

Should  we  not  seek  the  broadest  diversity  in  aspect  consistent  with  harimmy  and 
beauty  in  street  pictures?  This  as])cct  can  only  be  arrived  at  by  allowing  the  architect 
full  freedom  in  the  disposition  of  the  component  parts  of  the  street  picture. 

To  impose  universal  arbitrary  restrictions  as  to  lot  lines,  alleys,  long  straight  streets, 
height  of  buildings,  etc.,  brings  it  about  that  no  matter  how  many  kinds  and  styles  of 
l)uilding  are  introduced  the  resulting  street  {)icture  is  just  what  we  have  now — the 
inartistic  effect  is  imesca]>able. 

In  the  new  unit  neighborhood  the  architect’s  work  will  be  thoroughly  accredited,  will 
])rove  itself  indis])ensable  to  the  creation  of  living  accommodations  for  all  which  will  be  both 
better  and  more  economical  than  those  to  be  had  at  present  where  each  man  is  his  own 
boss.  iNIany  new  projects  will  recinire  the  services  of  able  men  and  will  throw  re.s])onsi- 
l)ility  on  each  in  his  own  neighborhood,  for  the  individual  architect  should  be  employed 
on  a unit  project. 

XoTE. — Photographic  views  of  l)uildings  near  Chicago,  designed  and  erected  by  the  author  in  the  style  suggested  in  tlic  foregoing 
sketches,  are  reproduced  below — the  kindergarten,  built  near  a brook  and  in  the  midst  of  great  natural  beauty,  seeks  to  be  a fairyland 
castle,  housing  many  activities  in  idealistic  manner.  The  club  with  auditorium  and  dining  facilities  has  realized  a fine  neighborhood 
ideal,  too. 


Amove:  The  Hhookfield  Kin'deu(:.\kte.v  School 
Helow:  The  .Author’s  Home — River  Fore.st 


.\bove:  The  River  Forest  Wom.w’s  Cluh 
Relow:  The  .M.vywood  M.  K.  Chlrch 


THE  COMPEriTIVE  PL  ASS 


45 


(OMPETITIVE  PLAN  BY  II.  J.  EIXMEK 


THIS  design  is  a radical  and  original  modification  of  the  gridiron  type  of  snb- 
division. 

It  purports  to  be  an  engineering  rather  than  an  arehiteetiiral  solution  of  the 
housing  problem. 

The  design  proper  seeks  to  give  the  dweller  his  own  individual  jilot  of  ground,  which 
becomes  j)art  of  a harmonious  eommnnal  development  of  the  fore-garden,  and  to  provide 
for  a fnller  eommnnal  life  by  providing  ])laces  for  the  exercise  of  neighborhood  activities. 

It  is  sought  to  make  the  design  practical  rather  than  esthetic.  The  average 
skilled  worker  desires  an  individual  home,  with  open  spaces  for  flowers,  garden,  and 
recreation. 

The  layout  of  a tract  slionld  fnlfill  certain  i)ractical  conditions;  viz.,  economy,  con- 
venience, utility,  sanitation,  beauty,  social  needs,  and  traffic. 

Straight  streets  give  (inickest  access  to  all  ])oints,  eliminate  danger  at  curves,  and  are 
easy  to  maintain.  Stores  and  ai)artments  are  located  on  the  car  lines  or  exterior  streets; 
the  school,  park,  and  social  center  near  the  center  of  j)opnlation.  The  “community” 
lots  can  be  sold  at  a moderate  ])rice  and  will  always  be  used  for  home  ])iirposes. 

This  j)lan  is  superior  to  any  other  plan  in  its  sanitary  possibilities.  There  is  room, 
because  of  the  wide  lots  and  o])en  spaces,  for  plenty  of  air, sunlight,  and  vegetation.  There 
are  no  iinpaved,  disease-breeding  places.  There  is  no  vehicle  traffic  in  front  of  the  homes, 
with  its  attendant  dirt,  dust,  and  danger.  All  sewage,  gas,  and  other  conduits  run  from 
the  rear  of  the  houses;  and  all  garbage  and  material  are  handled  from  the  street  in  the 
rear  of  the  houses. 

Eor  the  worker  of  small  means 'there  are  few  plans  realizing  the  measure  of  simple 
beauty  which  this  ])lan  does.  The  interior  blocks,  it  will  l)e  observed,  are  “commnnity 
units.  Instead  of  facing  the  dwellings  on  a public  street,  the  street  is  j)laced  at  the  rear 
of  the  lots,  absorbing  the  customary  alley  with  its  various  fimetions,  and  yet  preserving 
its  use  as  a public  street  or  vehicle  traffic  way. 

The  hoiKses,  not  nearer  than  sixty  feet  apart,  front  on  a continnons  garden  tract. 
Along  the  center  of  this  tract  rims  a brick  or  cement  walk,  not  more  than  ten  teet  wide. 
This  walk  is  bordered  and  shaded  by  magnificent  trees,  around  which  spreads  a velv(‘ty 
lawn  interspersed  with  shrubbery  and  flowers, each  resident  co-operating  in  a general  effort 
to  make  the  homes  blend  into  and  become  a jiart  of  the  general  garden. 

Along  the  east  and  west  streets  a brick  or  stucco  wall  is  built,  with  a neat  column 
entrance  where  the  middle  walk  intersects.  This  entrance  wonld  be  snrmonnted  by  a 
flowering  va.se  and  light  globe,  while  the  wall  in  time  wonld  be  covered  by  climbing  vines. 
The  foot  traffic  is  thus  .sejiarated  from  the  vehicle  traffic,  and  the  charm  of  quietness, 
cleanliness,  and  exclusiveness  without  loss  of  demoeratic  character,  is  sinqily  and  eco- 
nomically achieved. 

The  nature  and  layout  of  the  commnnity  units  jiromote  .sociability  and  neighbor- 
liness,  since  each  home  enjoys  the  fore-garden  with  its  common  use,  care,  and  ornamenta- 
tion. In  addition,  an  ample  ]>ark,  a social  center  with  its  characteristic  meeting  places. 


4()  CITY  R E S 1 1)  K .V  T I A L LA  .V  1)  DEV  E L 0 P M E X T 


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.\. 

Clinrches. 

F.  Y.  M.  C.  A.,  Settlement 

II. 

Theatre. 

H. 

Stores. 

House  anti  ('lid)s. 

I. 

Public  Comfttrt  Statitm. 

C. 

Municipal  Hall  and 

F.  Schottl  anti  .\cailemy. 

J. 

Park  Refectory  anti 

Library. 

G.  Office  Huiltlings,  Stutlios, 

Gymnasium. 

I). 

Police  anti  Fire 

and  Hotels. 

K. 

Apartments  (two  or  more 

Department  House. 

family  flat  building). 

L.  Streets  and  Combined 
Streets  and  .\lleys. 

N.  ScMiii-private  Fore- 
gardens  l)ctween 
Cottages. 


ST.VTISTIC.VL  I).\TA 


Averacc  frontage  of  dwelling  house  lots,  37  ft. 
Average  superficial  area  dwelling  hou.se  lots,  4,000. 
No.  of  fannlies  to  be  accommodated,  1,270. 

No.  of  feet  of  public  sewers,  24,000. 


No.  of  square  yards  of  street  pavement,  85,000. 

No.  of  stpiare  yards  of  sidca'alk  proposed,  32,000. 
Percentage  of  total  site  in  streets,  28%. 

Percentage  of  total  site  in  other  public  spaces,  14%. 


T II  K V 0 M r E n T IV  E P L A X .S 


47 


service  stores,  and  an  attractive  l)onlevar(l  pronienade  are  provided.  Tlie  various  j)iiblic 
places  to  he  j)rovided  for  are  shown  on  the  plan. 

The  east  and  west  streets  provide  for  the  through  traffic.  The  north  and  south 
streets  ])rovide  for  local  traffic  and  such  through  traffic  as  would  need  to  use  them.  A 
wide  boulevard  is  provided  for  j)leasure  traffic.  One  of  the  important  features  of  this 
])lan  is  the  se])aration  of  foot  and  vehicle  traffic  and  the  design  of  streets  and  roadways 
to  accommodate  the  proj)er  amount  and  kind  of  traffic. 

A community  developed  along  the  plan  here  proposed  is  virtually  independent  of 
exterior  attractions.  As  a whole,  it  is  an  independent  unit  and  can  exi)and  harmoniously, 
since  each  “community”  unit  is  adapted  to  any  topogra])hical  condition  and  admits  of 
indefinite  repetition. 

The  worker  and  his  family  can  rest  and  ]>lay  in  j)eace  and  safety  in  front  of  their 
home,  having  use  of  a private  garden  sixty  feet  wide  by  six  hundred  feet  long.  It  is  but 
a short  walk  to  the  car,  the  school,  the  churches,  park  or  other  neighborhood  activity. 
With  such  surroundings,  conveniences,  and  attractions,  real  home  life  can  be  fostered  and 
realized  and  children  brought  up  as  American  children  should  be  brought  up  — })hysi- 
cally,  morally,  spiritually,  socially,  and  intellectually  healthy.  A home  once  established 
here  is  permanent,  for  the  property  cannot  be  used  satisfactorily  for  any  other  purpose. 

This  ])lan,  while  not  an  ultimate  or  ideal  solution  of  the  nrl)an  housing  problem,  sug- 
gests a step  toward  that  end,  a step  that  is  simple  and  easy  to  realize. 


48 


C I TV  R E S 1 1)  E y T 1 A L L A N 1)  DEV  E LOP  M E A’  T 


COMPETITIVE  PLAN  BY  EDMUND  GROVER 


IN  this  design  the  author  has  endeavored  to  otter  a practical  combination  of  the  rec- 
tangular, the  diagonal,  and  the  concentric  methods  of  street  i)lanning  upon  a basis  of 
symmetry  and  sim])licity. 

The  design  i)resents  a large  ijcreentage  of  park,  j)arkway,  and  street  area,  the  cost 
of  construction  for  which  would  be,  of  course,  somewhat  larger  than  that  of  the  usual 
gridiron  ])lan  without  o])en  sj)aces,  and  the  advantages,  ])crhaps,  from  an  economic  point 
of  view,  not  so  ap])arent  nor  so  immediately  to  be  realized;  but  since  the  deliberate  purpose 
of  the  ])lan  is  to  offset  the  tendency  to  congestion,  to  provide  variety  in  the  place  of 
monotony,  to  aid  in  the  uplift  of  a community  through  its  environment,  and  to  set  the 
stage  for  a more  satisfactory  social  performance,  the  utmost  economy  in  these  areas  for 
l)ublic  enjoyment  has  not  been  attempted.  The  ho])e  would  be  to  create  a country-like 
oasis  in  the  tiresome  city  desert,  a sort  of  residence  j)ark  suitable  for  peo])le  who  were 
neither  very  rich  nor  very  poor,  and  attractive  to  people  of  good  taste  who  could  afford  to 
build  for  themselves  houses  costing,  say,  from  $,‘},()()0.()()  to  $10, ()()(). 00,  and  who  would 
prefer  to  have  a little  land  for  gardens  and  lawns  — in  fact,  a semi-rural  community  of 
well-to-do,  intelligent,  and  self-respecting  people. 

The  central  feature  is  a large  single  structure,  or  a group  of  semi-detached  buildings, 
to  be  used  as  a recreation  center  with  provision  for  a large  water  basin,  gymnasia,  music 
courts,  courts  for  handball  and  other  games,  and  surrounded  by  a formal  j)ark  of  about 
six  acres.  This,  in  turn,  is  surrounded  by  a “ringstrasse”  of  eighty  feet  in  width.  Directly 
north  and  south  of  the  center  are  two  districts  where  stores  and  offices  would  be  .segre- 
gated. The.se  business  districts  would  be  served  by  another  eighty-foot  “ringstrasse” 
upon  which  is  shown  a circuit  of  street  railway.  The  intersections  of  this  latter  ring  and 
the  two  })rineipal  streets  running  diagonally  through  the  quarter-.section  afford  suitable 
sites  for  statuary  or  fountains.  The  four  marginal  blocks  lying  east  and  west  from  the 
center  consist  of  one  tier  of  hou.se  lots  enclosing  parks  of  six  acres  or  more.  In  these, 
schools  could  be  located  as  shown,  or,  i)erhaps  better,  the  high  .school  and  trade  school 
would  be  combined  and  two  or  three  grade-school  sites  be  afforded.  Eight  other  smaller 
neighborhood  parks  are  provided  for. 

Es.sential  to  this  j)lan  is  a satisfactory  result  in  street  tree-planting,  and  the  ini- 
j)ortance  is  here  enii)hasized  of  having  planting  spaces  of  ample  width,  extra  fine  specimens 
of  trees  .set  far  enough  apart  and  large  supplies  of  tree  nourishment. 

After  all,  a good  deal  of  the  desired  result  dei)ends  on  how  the  j)lan  is  lived  uj)  to,  on 
the  social  conditions,  and  on  the  opi)orlnnity  to  .secure  the  j)roj)er  architectural  treat- 
ment. Such  treatment  would  recpiire  a long  and  spi'cial  study  by  competent  architects, 
and  the  social  conditions  involve  many  difficult  ])roblems. 

Is  not  the  attempt  to  maintain  opj)orl unities  for  a high  percentage  of  iiu’ome  on  the 
value  of  fifteen  hundred  dollars  per  acre  inconsistent  with  the  very  puri)o.se  of  this  study.^ 
And  is  it  not  the  proper  and  legitimate  function  of  the  city  to  help  to  re.scue  some  of  its 
])oor  exploited  i)eoj)le  from  the  toils,  and  awaken  in  them  an  ambition  for  a life  of  more 
leisure  and  more  opportunity  for  .self-development?  And,  finally,  who  shall  say  that  it 
would  not  pay? 


T1JE  COMPETiriVE  7’ .1  .V  S 


49 


Plan'  bv  Edmund  (iRovEU 
KEY  TO  PLAN 


A. 


Stores,  Warehouses  and  other  Husiness 

B. 

Detached  Houses  for  one 

I). 

Hotels,  and  Garages 

Houses  with  first  flat  above  used  as 

or  two  families. 

for  Stores,  if  needed, 

offices  and  residence  fliits,  second 

C. 

Locations  for  the  more 

K. 

School  Building. 

flat  above  for  residences. 

desirable  Residences  or 

N. 

Neighborhood  Parks. 

for  Churches. 

S. 

School  Parks. 

STATISTICAL 

Averade  fronlage  of  dwellinc  house  lots,  62  3/10  feet. 

Average  superficial  area  of  dwelling  house  lots,  6400  square  feet. 
Number  of  families  to  be  accommodated,  800. 

Number  of  feet  of  public  sewers  proposed,  27,2(X). 


Number  of  square  yards  of  street  pavement,  103,800. 
Number  of  square  yards  of  sidewalk,  49,150. 
Percentage  of  total  site  in  streets  and  alleys,  27J/$. 
Percentage  of  total  site  in  other  public  space.s,  14. 


50 


CITY  R E S 1 1)  E X T I A L L A X I)  I)  EVE  L O P M E X T 


C'OMPETITIV?:  1>LAX  BY  W.  B.  IIARTIGAX 

The  section  was  treated  primarily  as  a residence  pr<)])ositi()n.  All  features  were 
subordinated  to  the  wants  of  the  family  dwelling?  within  its  confines.  It  was  suj)- 
j)osed  (hat  a ratio  of  one  block  for  business  to  five  of  residence  was  a good  })ropor- 
tion,  but  the  scheme  is  sufficiently  elastic  to  ])ermit  more  dwellings.  All  living  within 
the  .section  can  find  transportation,  business,  and  .social  opj)ort  uni  ties  close  to  their  doors, 
('hildnm  and  women  can  find  recreation  parks  or  buildings  elo.se  at  hand  and  reach  them 
without  danger  of  being  killed  by  reckless  auto  or  vehicle  drivers.  The  author  feels 
that  the  sunken  street  idea  may  be  somewhat  ahead  of  the  times  and  its  cost  might  not 
be  justified,  but  at  the  rate  population  is  increasing  the  time  will  come  when  human  lives 
will  be  considered  more  important  than  the  cost  of  such  eonstruetion;  therefore  why  not 
make  a start  now? 

Tnder  ])revailing  building  methods  an  enormous  loss  is  oeeasioned  by  individual 
cost  of  party  walls,  extra  foundations  and  division  walls,  .sej)arate  ])ipe  lines,  etc.,  etc. 
It  is  very  evident  that  considerable  saving  of  time,  material,  and  labor  is  effected  by  gather- 
ing individual  busine.ss  enteri)ri.ses  under  one  roof. 

The  loss  of  building  area  taken  for  boulevards,  streets  depres.sed,  etc.,  would  l)c 
offset  by  increase  in  height  of  buildings  towards  the  center.  Eor  instance,  building  A 
can  be  devoted  to  offices  and  can  be  made  to  lot)  feet.  Elat  buildings  are  a ])aying 
investment  and  as  now  constructed  satisfy  a large  ])ro])ortion  of  the  American  peoj)le. 
d'hese  buildings  can  be  carried  to  a height  of  J)()  or  100  feet.  Business  buildings  can  be 
built  to  a height  of  .50  or  (>0  feet. 


Bird’s-eye  View  ok  the  Qi'ahteu-Section 


r II  E C 0 M P E T I r I V E P L A S S 


51 


Plan  by  W.  H.  Hartigan 


KKY  TO  PLAN 

Large  letters  indicate  whole  blocks;  small  letters,  single  buildings. 


Blocks 

■\.  Public  or  Semi-public. 

B.  Apartments. 

C.  Public  Buildings  or  Business. 
I),  E.  F,  IL  Dwellings. 

G 1,  G i,  G 3,  Public  Recreation 
Space,  Buildings,  etc. 


Buildings,  etc. 

A.  .\rcade. 

B.  Church  or  Y.  M.  C.  .\. 
c.  Coliseum. 

I).  Dwellings. 

F.  Flat  Buildings. 

G.  (iymnasitim. 


H.  Hotel. 

L.  Livery  Stable. 

M.  Market. 

s.  Synagogue  or  School. 

X.  Dcpre.ssed  Traffic  Street 

Y.  Dc])ressed  Boulevard. 


52 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


rOMI’ETITIVE  PLAN  BY  HERBERT  E.  III  DSOX 


IX  the  vicinity  of  Chicago  tliere  are  broad  expanses  of  prairie  lands.  A large  portion, 
geographically  sitnat(‘d  to  meet  the  recinireinents  of  this  competition,  is  now  awaiting 
the  hand  of  the  snhdivider.  A comnumity  bnilded  upon  this  prairie  shonld  express 
in  its  composition  something  of  the  j)rairie  nj)on  which  it  has  been  founded  and  in  which 
it  gets  its  setting.  The  prairie,  with  its  rolling  grandeur,  has  only  been  brought  into 
touch  with  mankind  as  the  hand  of  civilized  man  has  reached  forth  and  taken  from  its 
soil  something  of  use  to  him. 

As  man  and  his  existence  have  broadened  beneath  the  influences  of  civilization,  so 
has  the  j)rairie  grown  beneath  the  cultivation  of  man.  It  is  not  therefore,  such  a great 
step  from  the  waving  fields  of  grass,  growing  at  will  ni)on  the  prairies,  to  the  waving 
fields  of  grain  growing  in  ordered  lines  at  the  will  of  man.  In  no  place  can  we  find  a truer 
interj)retation  of  the  j)rairie  in  all  its  splendor  than  in  the  crop  harvested  nj)on  its  surface. 
This  re])resents  the  condensed  exj)ression  of  its  resources,  the  ])rodnct  of  its  latent  possi- 
bilities. Even  as  the  grouped  dwellings  and  habitations  of  mankind  rej)resent  the  acciimn- 
lated  ideas  of  “harvested  civilization,”  so  does  the  sheaf  of  wheat  represent  its  native 
prairie. 

A garnered  sheaf  of  wheat,  set  nj)on  an  expanding  prairie,  with  a rising  snn  pouring 
down  light  and  sunshine,  its  renewing  forces,  has  been  chosen  as  the  ideal  of  this  theme. 

A residential  comnumity  is  arranged  with  the  home  as  its  center.  Erom  this  point 
of  view  we  look  out  over  onr  section.  The  strength  of  the  community  is  in  its  homes  and 
as  the  strength  of  the  sheaf  is  in  its  base,  let  ns  {)lace  the  base  of  the  sheaf  in  the  lower 
southwest  corner  and  the  home  districts  of  our  section  will  fall  into  place.  The  radiating 
streets  will  then  form  the  shajie  of  our  sheaf.  Just  as  the  lines  of  transportation  and  travel 
are  the  ])nlling  forces  of  civilization,  so  are  the  rays  of  the  snn  tyj)ified  in  the  streets  radiat- 
ing from  the  northeast  corner.  The  crest  of  the  sheaf  is  its  fruited  tips,  and  in  our  plan, 
at  the  tyi)ified  crest,  we  find  the  crystallized  expression  of  civilization,  civic  control,  and 
protection — the  municipal  building,  etc. 

In  the  solar  park  at  the  northeast  we  will  place  shelter  houses,  comfort  stations,  and 

.some  large  grass-covered  mounds  topped  with  monuments  which  shall  be  tyi)ical  of  the 

j)rairie.  This  central,  solar  park  shall  be  reflected  in  nnmei\)us  smaller  sun-kis.sed  j)arks, 

scattered  throughout  the  tract,  each  typical,  in  its  touch  of  color,  of  the  ti])s  of  the  sheaf. 

The  binding  force  of  onr  civilization  is  to  be  found  in  its  .schools  and  neighborhood 

associations, and  so  at  thebinding point  of  the  sheaf  we  find  the  location  of  the  school  with 

its  libraries,  athletic  stadium,  neighborhood  center,  etc. 

The  design  j)rovides  access  to  the  lines  of  transportation  without  allowing  heavy 

traffic  within  the  district.  A stndv  of  the  lavont  will  show  that  the  .secondarv  lines  of 

1 « 

travel  on  the  cpiarter  mile  streets  have  been  somewhat  pre.served. 

The  line  of  travel  running  northeast  and  .southwest  is  given  a width  of  (id  feet.  With 
a ,‘E2-foot  roadway  this  leaves  about  10  feet  for  the  i)lanting  of  trees.  Other  streets 
in  the  scheme  have  been  given  widths  of  oO  feet.  These  will  have  ‘^'-i-foot  roadways, 
leaving  14  feet  for  tree  and  sidewalk  .s])ace. 


T II  E C 0 M PET  I T IV  E P L .1  .V  S 


53 


J *CALC. ^ 


1’lax  by  Herbert  K.  Hudson’ 


KKY  I 


A. 

School  House  and 

I). 

Civic,  Police,  Fire. 

ronimunity  Center. 

E. 

Fraternal — Lodge  Halls. 

H. 

Park  Houses — 

F. 

Family  Hotels — 

Neifthhorhood  Assembly. 

Residential  Apartments. 

C. 

Churches. 

(i. 

Theatre. 

H. 

One-Family  Homes. 

STATIST 

1.  Average  lot  frontage,  40  ft. 

2.  Average  lot  area,  5,200  square  feet. 

3.  Number  of  families,  1,120. 

4.  Lineal  feet  of  public  sewers,  19,S90. 


ro  PLAN 


I. 

Multiple  Family  Houses. 

P. 

.\thletic  Space.  (Stadium 

.1. 

Stores  and  Husiness. 

at  Community  Center.) 

K 

(’oml)ined  Family  and 

Q 

Park. 

Hiisine.ss  Quarters. 

R. 

Rest  Houses  ami  Sub- 

M. 

Y.  M.  ('.  A. 

Surfaee  ('omfort  Stations. 

X. 

Prairie  Circle. 

S. 

Monumental. 

AL  DATA 

5.  Square  yards  of  pavement,  5G,2S0. 

0.  Square  yards  of  sidewalk,  27,S40. 

7.  Percentage  in  streets,  14.62^. 

8.  Percentage  in  other  public  places,  11.3%. 


54 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


COMPETITIVE  PLAN  15Y  ROBERT  KL\(.ERY 


UNDER  the  conditions  of  the  competition,  the  quarter-section  to  he  improved  lies 
eight  miles  southwest  of  the  central  business  district,  forty  minutes  from  the 
down-town  offices.  The  daily  occii])ations  of  the  men  will  he  largely  in  the  city 
proi)er,  and  direct  routes  through  the  ])lot  })rovide  convenient  access  to  the  surface  cars 
which  run  only  on  the  honndary  streets.  The  surface  of  the  tract  being  level,  any  arrange- 
ment of  streets  is  physically  ])ossihle.  The  soil  is  light  and  the  cost  of  the  small  amount 
of  grading  rc(|nired  by  the  i)lan  would  therefore  be  inconsiderable. 

The  general  direction  of  the  streets  is  determiiu'd  by  the  bnlk  of  the  traffic  which 
wonld  be  toward  the  city.  By  the  diagonal  system  an  apj)reciable  distance  is  saved  the 
business  man,  the  delivery  man  — in  fact,  every  one.  Erom  the  direction  of  the  city 
toward  the  little  park  there  is  a broad  formal  “mall”  100  feet  wide,  with  a '^4-foot  center 
parkway,  a '■20-foot  street  way  on  either  side,  P2  feet  being  given  to  each  ])arking,  and  0 
feet  to  each  sidewalk.  Facing  this  and  the  similar  “mall”  at  the  farther  end  of  the  tract 
are  larger  lots  for  the  more  j)retentions  residences. 

Sj)ace  is  reserved  for  a j)ark  near  the  center  of  the  i)lot,  and  its  irregnlar  shape  adds 
to  its  attractiveness.  To  the  northeast  is  the  l)reathing  sj)ace,  with  opcm  meadow,  flower- 
ing trees  and  shrubs,  and  a small  lake.  The  lake  is  shallow  at  the  east  end  for  wading, 
and  tleej)  at  the  other  end  for  swimming,  the  two  parts  being  divided  by  roj)es  for  safety. 
The  material  excavated  from  the  lake  site  wonld  be  used  to  build  the  viaduct  which  divides 
the  park  from  the  ])laygroimd.  The  viaduct,  an  elevated  street,  is  really  a building  for 
dressing-rooms,  lockers,  showers,  and  similar  comforts,  separate  parts  being  set  aside  for 
men  and  women.  The  j)laygronnd  is  ecpiipped  with  a cpiarter-mile  cinder  running-track, 
baseball  diamonds,  and  outdoor  gymnasinm  ai)j)aratns. 

The  streets  are  80  feet  wide  in  the  residence  districts,  giving  a 20-foot  traffic  space, 
24  feet  of  ])arking  area  on  either  side  and  O-foot  sidewalks.  The  parking  area  is  pnblic 
property,  affords  the  effect  of  a well-kej)t  front  to  each  house,  and  gives  the  children  a 
roomy  |)laygronnd  on  the  home  side  of  the  street.  No  alleys  serve  the  residence.  ^Modern 
civilization  is  taking  a stej)  in  advance  in  getting  away  from  these  unsightly  thoroughfares, 
and  is  finding  that  deliverv  from  the  front  bv  a service  walk  is  as  convenient  as  deliverv  bv 
alley. 

Pnblic  and  semi-])iiblic  buildings  such  as  theater,  school,  library,  Y.  ^I.  C.  A., 
churches,  etc.,  are  centrally  located. 

Sj)ace  is  reserved  for  shoj)s  and  stores  near  the  center  of  the  plot  and  at  the  corner 
nearest  the  city  are  reserved  two  business  blocks  for  trade.  .Vs  more  area  is  needed  for 
shops  and  stores  the  expansion  shonld  be  restricted  by  ordinance  to  the  border  streets. 

.V  strict  housing  ])olic*y  has  not  been  adopted.  The  apartment  house  is  distinctly  a 
growth  of  the  .Vmerican  city  and  is  j)ccnliarly  adapted  to  conditions  in  ('hicago.  It  is 
good  in  idea  and  may  be  delightfnlly  good  in  construction.  The  citizen  of  to-day  is  com- 
ing to  live  ont-of-doors.  The  home  is  a place  to  come  back  tt) — -not  a place  to  stay  cooped 
np  in  away  from  fresh  air.  For  this  reason  the  streets  and  park  spaces  are  in  a special 
degree  a part  of  the  housing  scheme.  Houses  and  apartments  may  be  built  sub- 


T II  E C 0 M PET  I T IV  E P L A X S 


Oi) 


ject  to  only  the  huildinj^-line  restriction,  feet  from  the  street  line.  Most  of  the  building 
lots  are  3S  by  l'-2.5  feet,  and  allow  j)lenty  of  space  for  back-yard  gardening  and  clothes 
drying.  Since  there  are  no  alleys,  all  lot  lines  might  be  disregarded,  and  the  residents  of 
a block  might  combine  in  making  the  interior  of  the  block  one  large  {)ark  or  j)laygronnd. 


Plan  by  Robert  Kingery 


KEY  TO  PLAN 

A.  Stores  and  Shoi)s.  C.  Y.  W.  C.  A.  and  Y.  M.  C.  A.  E.  Municipal  Puildings. 

B.  Cliurches.  1).  Schools  and  Library.  E.  Dwellings. 

For  statistical  data  relating  to  this  plan,  see  tables,  pp.  134-137,  Plan  No.  C. 


O.  Building  Lots. 

P.  Parks. 


5() 


CITY  RESIDEyriAL  L A S 1)  J)  E V E L 0 P M E \ T 


COMPETITIVE  PLAN  BY  EDGAR  II.  LAWRENCE 

AV.  \i.  GKIFFIX,  ADVISORY 

WITH  the  level  land  and  other  conditions  so  characteristic  of  the  central  western 
portion  of  the  United  States  we  can,  in  a typical  coinniunity  scheme,  deal  very 
generally  with  the  structural  elements  of  develoi)inent. 

The  method  of  this  project  follows  a primary  distinction  between  suitable  site  re- 
qnirenients  for  individual  or  specialized  occupancy , and  those  of  social  or  general  com- 
munication, in  which  twofold  aspect  the  multifarious  factors  are  analyzed  before  for- 
mulating into  a synthetic  design. 


SYNOPSIS 


1 . OCCUPATION 

1.226 

I'wo-Family  Units 

1 . 1 INDUSTRIAL  FUNCTIONS 

1 . 227 

Family  Units 

1.11 

As  P.\RT  OF  Chicago 

2.  CO.M  MUNI  CATION 

1.111 

F'ocal  Industries 

2. 1 ] 

EXTERNAL  TRAFFIC 

I.IH 

Local  Industries 

2.11 

Roundary  Ilighwavs 

l.lliOl 

Location 

2.2 

INTERNAL  TRAFFIC 

1.1  HOi 

.\rea 

2.20 

General 

1.1  H03 

Unit  .Mlotments 

2.201 

Nomenclature 

l.lWl 

Transfer  Station 

2 . 202 

Equipment 

1.1 lii 

Public  Service  Units 

2.2021 

A’ehicle  Pavements 

1 1H3 

Street  .Assemblage  Units 

2 . 2022 

Pedestrian  Pavements 

1.1 

Retail  Vending  t’nits 

2.2023 

Parkings 

1.11^5 

Trades  Units 

2.2024 

Trees  and  Shrubbery 

I.IHC 

Hulk  .Storage  and  Supply  Units 

2 . 2025 

Illumination 

l.H 

As  I.NTEGKAL  I.VDUSTRIAI,  GrOL’I*  (Ai.TERNATIVe) 

2 . 2026 

Conduits 

l.Hl 

Manufacturing  Site  Plant 

2.21 

Distribution 

l.i  DOMESTIC  FUNCTIONS 

2.211 

Segregation 

1.21 

.As  Part  of  Chic.ago 

2.212 

Congregation 

1.22 

.As  Integral  Domestic  Group 

2.2121 

Private 

1.221 

The  Community  Unit 

2.2122 

Neighborhood 

1.222 

Educational  Units 

2.2123 

School 

1.223 

.A.ssociation  Units 

2.2124 

.Associations 

1.224 

Dormitory  Units 

2.2125 

Community 

1 . 22.5 

Neighborhood  Units 

OCCUPATION. — The  location  at  about  eight  miles  southwest  of  the  loop  and  an  exclusively  street 
car  accessibility  must,  according  to  general  tendency  in  similar  j)ortions  of  Chicago,  imply  for 
this  site  adaptation  to  a predominantly  residential  function.  Since  the  site  is  flat  and  the  problem 
an  economic  one,  irregular  curves  and  acute  intersections  may  be  entirely  avoided. 


1.1  INDUSTRIAL  FUNCTIONS 
1.11  As  Part  of  (’hicago. 

1.111  Focal  Industries. — Chicago  is  pre-eminently  an  industrial  organism  whose  focal  functions 

are  connected  in  a gridiron  .system  of  main  streets  and  avenues  at  half-mile  intervals  with 
occasional  radial  highways,  all  ecpiipped  with  steam  railroad,  surface  tram,  or  overhead 
raj)id  transit  .systems. 

1.112  Local  Industries. 

1.11201  Location. — Local  industrial  functions  are  found  generally  distributed  along  the.se  circulating 

avenues,  and  therefore  on  this  typical  tract  will  eventually  be  found  along  the  greater  part 
of  the  perimeter. 

1.11202  .\rea. — Ry  compari.son  on  the  basis  of  po])ulation  the  frontage  of  the  perimeter  is  proved  ex- 
ce.ssive  for  local  industries  .so  that  only  about  five-eighths  of  that  frontage  is  allotted  to 
busine.ss. 

Unit  Allot.ment. — These  lots  are  all  rectangular  with  alley  shijiping  frontages  as  well  as  street 
store  frontage  free  from  alley  crossings,  and  of  100  feet  depth. 


1.11203 


T II  K C 0 M P E T IT  I V E P LA  A’  S 


1 . 11^21  Thanskku  Station. — Since  the  points  of  greatest  traffic  will  he  the  most  acce.ssil)le  ami  valnahle 
sites,  tlie  most  general  local  industries  will  naturally  start  at  the  existent  transfer  corner 
in  a special  arcade  court  structure  that  will  he  dignified  and  important  as  a keynote.  Ihiilt 
full  to  the  street  line,  with  three  arcaded  sheltered  approaches  and  a fonntained  courtyard, 
there  is  accorded  a window  frontage  of  148t>  lineal  feet  for  the  small  jiopnlar  stores.  A 
two  story  office  tower  corner  feature  may  effect  a hefitting  terminal  for  each  long-internal 
avenue,  while  a roof  garden  cafe  can  have  an  attractive  outlook  toward  the  central  com- 
munity grouj). 

l I’rBLic  Sp:hvice  Units. — The.se  should  have  suhordinate  jireference  as  terminal  gateway 

features  to  the  shorter  avenues,  and  include  jio.stal,  ])olice,  and  fire  .stations,  ward  office,  water, 
gas,  and  electric  offices,  hank  and  rental  offices. 

1 . 1U23  Street  Asse.mrl.\oe  Units. — (’orner  allotment  must  for  safety  he  given  to  popular  amu.sement 
estahlishments. 

1.1  U24  Retail  Vending  Units. — Following  in  order  of  importance  contiguous  to  the  most  valuahle 
corners  are  the  retail  stores,  wherein  vending  alone  is  carried  on,  comprising  display  and 
.sales  sjiaces  for  groceries,  drugs,  coid'ections,  cigars,  liiiuors,  dry  goods,  furniture,  and  fur- 
nishings. 

1 .1U2.5  'I'kades  Units. — A different  cla.ss  of  industries  naturally  to  he  .set  next,  and  of  less  continuous 
demand,  are  the  trade  shops,  permi.ssihle  only  in  single-story  structures  on  account  of  light 
re(|nirements,  fire  risk,  and  noi.se.  'riie.se  are  the  bakeries,  restaurants,  harher  shops,  milli- 
nery shops,  laundries,  paint,  iilumhing,  and  carpenter  shops,  jihotograph  studios,  and  garage. 

1.1  U2()  Hulk  Storage  and  Surply  Units. — On  the  least  valuahle  circulation  avenue  are  jilaced 
the  larger  industrial  units  of  wood-yard,  fuel  and  huilding  material  sujiply  depots,  and 
possibly  a community  heating  plant. 

1 . 12  As  AN  Integral  Industrial  (iroup. 

1.121  Manueacturi.ng  Site  Plant. — To  suggest  the  adaptability  of  a (luarter-.section  develojnnent 
in  connection  with  its  own  manufacturing  industry,  a.ssume  the  triangular  (piadrant  of 40 
acres  lying  along  a steam  railway  frontage  on  the  west  side  of  the  tract.  The  acce.ssihility 
of  sw-rtch  tracks  is  evident,  and  with  buildings  disiiosed  along  the  eommnnity  frontage,  the 
railway  operations  wouhl  he  faced  off. 


Hird's-eye  \ iew  of  Qi  arter-Sectiox 


1.2 

1.21 


1.22 


1.221 


DOMKSTK'  FUXUTIOXS. 

As  P.\RT  OK  Ciiic.vGO. — ('onsidere<l  thus  it  seems  advisable  to  develop  iiulependent  com- 
munities within  the  limit  of  local  aciiuaintanceship,  ajiart  from  the  external  disturbing 
influences. 

As  Integr.yl  Domestic  (iroup. — As  the  internal  attractions  will  ha\'e  to  compete  with  those 
of  the  external  city,  they  must  he  so  organized  as  to  raise  the  popular  standards  and 
minimize  the  evil  influences  found  among  a multitude  of  time-killing  pursuits. 

The  (’om.munity  Unit. — In  the  center  of  the  tract,  its  most  accessible  {loint,  is  provided  a 
eommnnity  group,  consisting  of  the  common  with  music  pavilion  set  in  a reflecting  basin 
with  bordering  aquatic  gardens,  tree-shaded  jiromenade,  and  pulilic  gardens  setting  off 
refectory,  a.s.sembly  buildings,  library,  and  amphitheater,  and  a colonnade  connecting  four 
eight-room  jiublic  schools  eventually  necessary. 


58  ('  1 T V li  E S I D E X T I A L LA  X I)  1)  E I ' E L O P M E X T 


9 *0  9 10  8 


1 ^ 

\ 

1 

5 

11 

“ Cl 

' 1 

Plan  by  Kdgar  II.  Lawhexce.  Walter  H.  (Iriffix,  Advisory 


I XDFSTRI AL  Fl'XCTIOXS. 

Transfer  Station. 

1.  Store  Arcade  Structure. 

Public  S<>rvice  I'nits. 
i.  Post  Office. 

;i.  Police  and  Fire  Station. 

4.  Ward  Office. 

5.  (las,  Water,  and  Klectric  Office 
<i.  Hank. 

7.  Rental  Office. 

Street  .As.semblafje  I'nits. 

8.  Theaters. 

Retail  \'endiiif{  I'nits. 

1.  Store  .\rcade  Structure. 

9.  Retail  Stores. 

Trade  I'nits. 

10.  Trade  Shops. 

F'or  statistical  data  relating  to  this  pi 


KFV  TO  P1,A.\ 

Hulk  Storage. 

1 1 .  Fuel  and  Huilding  Supply  Depot. 
14.  Coiniuunity  Heating  Plant. 
Domestic  Flxctio.xs. 

(’oininunity  I nits. 

Kducational  I'nits. 
l.‘l.  Music  Pavilion. 

14.  Water  Hasin. 

15.  Public  Gardens. 
l(i.  Schools. 

17.  .V.s.scinbly. 

18.  Library. 

19.  (iyinnasiuin. 

40.  Natatoriuin. 

41.  Kxhibits  Huilding. 

24.  Kindergarten. 

4.‘{.  Refectory. 

44.  Training  School. 

.see  tables  pp.  1:14-1.‘57,  Plan  Xo.  7. 


.Vsswiation  I’nits. 
Dorinitorv  I'nits. 

4.5.  V.  M.  (’.  A. 

40.  Y.  W.  C.  A. 

47.  Xeighborhood  House. 

48.  Inn. 

49.  Hilliard  Hall. 

;i0.  I’nion  Headipiarters. 
81.  Lialge  Hall. 

84.  Cafe. 

88.  Churches. 
XeighborhoiMl  I'nits. 

81.  Play  Fields. 

.8,5.  Play  Courts. 

80.  (Iyinnasiuin  Courts. 

'I' wo  Family  I’nits. 

184  Houses. 

Family  I’nits. 

800  Houses. 


T II  E C 0 M P E T I T I V E P L A S S 


59 


1 . 


1 . 2^23 


1.224 

1 . 225 


1 . 22(5 


1.227 


Education.\l  Units.—  The  four  .schoolliou.se.s  are  j)laced  at  one  coinmunity  center  for  economy 
of  admini.stration,  within  range  of  a (jnarter-mile  of  separate  continuous  children’s  i)laj’- 
grounds  radially  dispo.sed.  Schoolrooms  are  preferably  set  with  the  canlinal  jjoints  of  the 
compass. 

As.so(T.\tion  Units. — On  the  octagonal  circnitway  are  eighteen  street  terminal  sites  suitable 
for  important  structures  for  local  .social  groups  such  as  union  headcpiarters,  lodges,  turner 
.societies,  .social  chd)s,  residential  inns,  billiard  halls,  and  religious  a.s.sociations,  all 
I)laced  contiguous  to  playfields  or  garden  frontage.  Church  edifices  in  appropriate  group- 
ing can  command  quiet  internal  vistas. 

Dokmitouy  Units. — Clo.scly  allied  to,  and  often  combined  with,  the  a.s.sociations  are  the  various 
residential  organizations  and  other  home  provisions  for  independent  individual  residents. 

Neiohbohhooi)  U.nits. — The  outdoor  neighborhocKl  features  are  here  substituted  for  the 
street  areas  of  the  built-up  city  or  the  isolated  i)laygroinuls  of  the  slum  districts.  The 
advantages  of  parental  oversight  by  reason  of  contiguity  to  the  home  are  thus  secured.  Vari- 
ety is  afforded  by  garden  accommodation  to  some,  modest  jilay  courts  to  others,  children’s 
playgrounds  with  apparatus  or  water  facilities,  and  to  many,  ample  fields  for  each  sport 
in  .season,  including  football,  ba.seball,  basket-ball,  lacrosse,  hamlball,  tennis,  crotpiet,  cricket, 
and  banked  running-track  to  be  flooded  for  winter  skating  rink. 

Two-F.\.\iily  U-MT.s. — The  two-family  house  has  become  established  in  our  developing  Chicago 
residence  districts  to  such  an  e.xtent  that  we  are  not  warranted  in  ignoring  it.  The  pro- 
portion of  these  units  is  entirely  flexible  in  this  .scheme,  in  which  about  18%  has  been 
introduced.  The.se  are  placed  on  lots  of  most  acce.ssibility  to  transportation  line  and  on 
street  corners,  utilizing  the  lots  with  smallest  back  yards. 

Family  Unit.s. — It  is  to  be  hoped  that  the  individual  house  ami  grounds  will  long  be  the  dom- 
inant features  of  our  cities. 

An  allotment  of  30  feet  will  allow  a hou.se  of  two  good  rooms  in  width,  with  entrances 
at  the  center  of  one  side,  leaving  street  and  garden  frontage  free  for  outlook,  and  when 
staggered,  a vista  from  the  two  sides  also.  \ erandas  are  thus  free  in  the  rear  where  house 
fronts  are  maximum  distances  apart  and  free  from  intrusion.  The.se  lots  are  100  feet  deep, 
with  additional  back.set  of  15  feet  belonging  to  the  city,  but  jilanted  and  maintained  as  an 
individual  holding,  and  .securing  a spacing  of  (50  feet  between  building  lines. 

(iardening  is  not  a universal  avocation  here  as  in  England,  so  that  le.ss  i)rivate  yard 
recreation  space  is  to  be  j)rovided.  Hedges  and  irregular  shrul)bery  constitute  the  better 
means  of  .separating  and  beautifying  the  neighborhood  lawns  in  one  harmonious  parklike 
en.semble. 

For  sunlight  in  all  rooms  each  day  an  arrangement  of  houses  with  the  diagonal  points 
of  the  conqiass  is  most  imi)ortant  in  our  climate;  seventy  per  cent  are  here  so  i)laced. 

Inside  the  hou.se,  the  concentration  of  entrances  and  stairways  utilizes  the  space  least 
useful  for  occupancy.  Here  a back  alley  ap|)roach  becomes  unnecessary  and  rear  outbuild- 
ings function  le.ss. 


2.  COMMUNICATION. — This  pha.se  considers  the  means  of  connecting  the  .sjiecialized  sites  with  the 
general  facilities  for  transportation,  being  tributary  to  the  existing  surrounding  .system,  yet 
discriminating  as  to  the  kinds  and  quantity  of  service  desired. 


2.1  EXTERNAL  TRAFFIC. 

2.11  Boundary  IIk:hw.\ys. — The  jirevailing  boundary  highways  oi  (5(5  feet  width  are  here  main- 
tained, also  the  continuity  of  the  abutting  streets,  to  avoid  confusion.  It  is  inevitable  that 
there  will  be  .some  distinction  in  imiiortance  between  the  existing  street  car  lines,  determining 
the  most  valuable  i>art  of  the  tract,  in  which  the  development  will  begin,  and  from  which 
it  can  progress  normally  without  intervening  vacant  spaces,  as  is  api)areiit  from  the  geo- 
metric plan. 


()0 


CITY  R E S 1 1)  K .V  T I A L LA  A'  1)  ])  E V E L 0 P M E X T 


INTERNAL  TRAFEK’ 


2 w 

(1p:nekal.—  A miiiiiimin  width  of  00  feel  i.s  here  fixed  l)etween  frontage.s  on  coiniminieation 
way.s  .serviiiff  as  access  to  l)uildings,  giving  a snital)le  baek.set  from  actual  pnhlie  ways,  who.se 
widths  are  determined  hy  their  transit  needs  as  iid'erred  from  their  length,  character  of 
occupancy,  and  tributary  feeders. 

'^.^201 

2.2021 

Nomenclati'ke. — A simple  system  of  nomenclature  i.s  important,  and  is  possible  here. 
Equipment. 

Vehicle  Pave.ment.s. — The.se  are  to  be  considered  of  ample  width  at  25  feet  in  the  more  im- 
jiortant  ways,  and  at  18  feet  in  the  le.s.ser  ways,  being  sufficient  for  a vehicle  to  pa.ss  one 
backed  against  the  edge. 

2 2022 

I’eue.sthian  Pavements. — Sidewalk  jiavements  are  4 feet  for  purely  residential  routes  allowing 
jiromenade  two  abreast.  In  the  primary  routes  0 feet  width  i.s  conceded.  The  pathways 
of  the  playgrounds  are  4 feet  wide,  a minimum  amongst  shrulibery. 

2 . 2023 

Pahkin<;s. — A parking  of  but  2 feet  width  wilt  jiermit  jilanting  of  evergreen  creepers  for  ea.sy 
maintenance,  and  can  be  omitted  entirely  at  road  intersections  where  additional  vehicle 
width  is  welcome. 

2 . 2024 

'I'kees  and  Shruhheky. — -Residential  ways  are  both  natural  and  digiufied,  being  short,  straight 
avenues  lined  with  different  species  of  trees  and  ma.ssed  shrubbery,  all  confined  to  the  abut- 
ting allotments. 

2 . 202.5 

I LLU.Mi.NATio.N. — Illumination  of  narrow  ways  can  be  sufficiently  diff’u.sed  from  relatively  low 
standards,  possible  of  execution  as  ornamental  concrete  laiderns. 

2 . 202() 

('oNDurrs. — A pnblic  .service  conduit  in  each  trafficway  i.s  here  contemplatetl,  to  be  built  of 
concrete  in  the  trench  excavated  for  sewer,  furni.shed  with  stubs  and  manholes,  and  ecpiipijetl 
with  all  j)ublic  .service  mains. 

2.21 

Di.sthiiu  tion. — 'I'he  functions  of  internal  lines  are  to  reach  the  homes  (piickly  and  to  meet  the 
needs  of  distribution  and  collection  to  and  from  these  homes.  Study  of  this  project  shows 
it  to  be  continuous  for  such  .service,  without  being  attractive  to  thoroughfare  usage. 

2.211 

Se(;ke<:.vti().n.  It  is  important  to  arrange  iidernal  lines  to  seclude  the  domestic  community  from 
industrial  circulation.  No  streets  are  therefore  allowed  to  pass  through  without  diversion. 

2.212 

('onghegation. — This  function  i.s  for  jieriodic  domestic  .social  amenities,  in  contradistinction 
to  the  streets  of  a general  city  which  arc  for  concentrating  and  circulating  traffic  in  large 
numbers  and  drawing  trade.  Filtered  through  the  segregating  .system,  ent  off  from  through 
traffic,  this  function  i.s  only  periodically  operative,  as  for  the  children  at  certain  times  of  the 
day  and  for  the  adults  at  evening. 

2.2121 

Private  ('onghegation. — This  reassembling  of  the  individuals  first  takes  place  within  the 
buildings  in  the  family  and  chib  and  inn  gronjis. 

2.2122 

Neighrorhood  ( 'o.ngregation. — The  garden  fronted  jiark,  play  fields,  play  courts,  and  gym- 
nasium courts  of  various  .sorts  are  supiilementcd  by  an  informal  winding  .scheme  of  jiaths 
with  irregular  shrub  and  tree  plantations,  forming  a circulating  pedestrian  jiarkway  suitable 
for  children  and  for  iidants’  go-carts. 

2.212.3 

School  ('o.ngregation.-  'I'he  advantageous  location  of  the  .schools  at  the  internal  ends  of 
the  bi.secting  centerways  makes  the  shortest  po.ssible  distances  between  home  and  .school, 
which  are  thus  not  more  than  two  blocks  ajiart. 

2.2124 

Associations  ('onghegation. — In  general  the.se  features  are  cro.ss  linked  for  interfellowshiji 
by  the  octagonal  circuitway  with  two  objectives  terminating  a vista  at  each  turn. 

2.2125 

('o.MMUNiTY  ('onghegation. — 'I'he  location  of  this  function  in  the  geometric  center  is  estab- 
lished for  reasons  of  acce.ssibility,  i.solation  from  external  iiiHiiences,  and  to  emjihasize  its 
imjiortance  to  the  city  as  the  unified  .social  ex|)ression  of  a ()40()  community. 

'I'he  central  functions  are  joined  together  by  a [u-otected  jia.s.sageway  as  a promenade  for 
students  and  visitors,  overlooking  the  jiublic  gardens  setting  off  the  pool  with  its  central 
feature  of  an  ojien  pagoda  designed  as  a music  jiavilion. 

T II  K V ()  M r E T I T I V K VIA  .V  8 


()1 


('OMPKTITIVE  PLAN  PY  MAIU'IA  MEAD 

The  site  lor  this  scheme  of  developmeiil  chosen  in  the  northwest  (inadrant  of  the 
city  is  designed  with  reference  to  a diagonal  axis  tlirongli  the  intersection  of  tlie 
main  street  ear  lines  running  to  the  looj)  district  in  the  heart  of  the  city. 

'riie  aim  of  this  scheme  is  to  house  a nnml)(‘r  of  ])eoj)le  of  somewhat  varied  cirenm- 
stanees  in  sneh  a way  as  to  promote  a unity  of  general  iiderest. 

The  nnelens  of  the  design  is  a large  central  plaza  around  which  are  gronj)ed  the 
schools,  fire-engine  houses,  and  other  semi-j)nl)lie  hnildings,  and  from  which  the  streets 
radiate  in  different  directions. 

The  social  bnihling  containing  amusement  hall,  library,  elnbrooms,  gynmasinm, 
swimming  pool,  shower  baths,  etc.,  is  located  at  one  end  of  the  ])laza  overlooking  the  field 
for  athletic  sj)orts  or  outdoor  entertainments. 

liehind  the  social  building  will  be  found  the  playgrounds,  which  are  i)rovdded  with 
swings,  teeters,  wading  j)ool,  sand  piles,  various  apparatus  for  gymnasium  work,  and 
ample  sj)aee  for  games.  In  addition  to  this,  each  group  of  houses  has  its  eonimon  play 
space,  thus  providing  for  an  abundance  of  outdoor  life  and  recreation. 

'Phe  intervening  sj)aees  about  the  main  j)laza  between  the  public  buildings  are  oeeu- 
j)ied  by  two  or  three  story  tenements,  thus  furnishing  residence  for  groups  of  people  not 
desiring  single  houses  and  lots.  The  stores  are  grouped  in  the  northwest  .section  on 
either  side  of  the  playgrounds,  shielding  the  residence  .sections  from  the  noise  of  the  games. 
.V.ssnming  that  many  of  the  larger  industrial  {)lants  are  located  in  the  outlying  districts 
in  this  dir(‘elion,  the  pt'ople  occupying  the  site  are  thus  affonh'd  opportunity  to  pnreha.se 
suj)plie.s  on  the  way  to  and  from  their  work. 


WiJ, 


ArticriL  or  DrvLLCPMLNT 

rc*c  A 

QyAR  ITJi  or  1./V10  WITlilH  Tir.liMIT.) 

or  OllCAtO'iLLJWH 


Hird’s-eye  \'iew  ok  the  Qi  ahter-S?x;tiox 


6^2 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


rii-. !?■«*' .'-nV:  ^ 

'5 

\ti, 


f '' 


t- 


<5? 

1^ 


w.  ^ ^ 


I ? 

~ cfil 

1 


4 


*^1**  ■'•t-'l-  JReBESJO  FBOJOI 

*‘k‘X  I 5 ^ ^ ^ ^ ^ 


' "#4,  ■"“  SS 

* *^kmA  Vwfc^  ^-iGil:«b  “'Irfl  ® , 

A I |(^«  *•>-*■■  ^ 

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f tTS  SwW 

r»  - ; ft  3 

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# *>*  \iiiaibCp;3^ 


mi.  * 4- 


-ifif 

ca'^ 


%ateS?  »S  m»*W.'!>* 

j»8^if  1. 1 ^'.:.;'*>4ij 


;5g5t4J  to  Jnk?QP-;'5*  :a;ii.»apDci  Itf-  ; 

<1  s«»i' ' I re- 

* r 


r . ' ; 

-.'it  rtn/AL  Of  DttVLLOmiLN’T 

“^p)a 


^/1D  WlTHI/i 
•JUi^^OU 


UniT.1 

• i. 


! t 


i.-' 


I’lan  by  Mahcia  Mead 
KKV  ro  I’L.W 


,\. 

Social  Hall. 

E.  Fa  \-i  lions. 

I. 

Houses. 

F. 

B. 

Schoolhouses. 

F.  Stores. 

L. 

Flaygrounds. 

R 

C. 

Churches. 

(i.  Hotels. 

X. 

Building  Lots. 

S. 

I). 

Fire-Kngine  Houses. 

H.  .Apartments. 

C). 

Froinenade. 

For  statistical  data  relating  to  this  plan  see  tables  pp.  13t-l:}7,  Flan  Xo.  IS). 


T II  K C 0 M P KT  I r I V E P L A .V  .S 


68 


I'lie  streets  are  carefully  planned  so  as  to  secure  pleasing  vistas  in  every  direction 
and  their  width  is  determined  hy  their  relativ'e  use  and  iin{)ortance.  Lines  of  traffic  are 
kept  as  narrow  as  ])racticahle,  varying  rather  the  width  of  the  grass  j)lots  where  a more 
open  effect  is  desired. 

Leading  nj)  to  the  plaza  and  terminated  hy  a statue  and  exedra  is  the  j)romenade 
flanked  by  trees  and  parks  on  either  side.  The  vista  is  interrni)ted  hy  an  open  scpiare 
surrounded  hy  trees,  forming  an  admirable  setting  for  a sculptural  group  or  fountain. 

The  entrance  to  the  community  is  at  the  junction  of  the  car  lines  and  is  emi)hasized 
l)y  an  open  space  with  attractive  pavilions  on  either  side.  (See  detail  ])lan  of  the  entrance 
to  the  development.)  Other  pavilions  are  desigiu'd  at  the  terminations  of  the  other  two 
important  streets. 

To  further  secure  the  unity  of  the  design,  the  axes  of  some  of  the  streets  connecting 
with  the  outside  area  are  placed  to  one  side,  breaking  the  vista  hy  a group  of  trees  while 
not  seriously  interfering  with  the  traffic. 

d\)  accommodate  people  of  diffenuit  circumstances,  fhe  northern  and  western  j)ortions 
are  divided  into  small  lots  and  groups  of  houses,  while  the  southeastern  portion  is  divided 
into  larger  lots  where  single  houses  may  he  built.  This  arrangement  accommodates  differ- 
ent classes  of  peojjle  and  at  the  same  time  forms  minor  social  groups  of  common  interest. 


Detail  Clan  of  Entrance 


('  I r Y H E .S  I I)  E .V  T I A L LA  .V  D 1)  E J ' E L 0 E M E X T 


(ii 


(’OMrKTITIVE  FLAX  BY  MORELL  & XK'IIOLS 


OrU  endeavor  has  been  to  ])lan  a seetion  where  not  only  workmen  living  near  the 
inannfactnring  distriet  eonld  find  sanitary  modern  housing  eonditions  among 
atlraetive  snrronndings,  hnt  also  where  the  more  prospt'rons  would  Feel  inelined  to 
hnild  their  homes.  The  entire  scheme  was  studied  out  more  or  less  in  conformity  with  the 
new  civic  plans  for  ('hieago,  and  the  main  feature  of  the  plan  was  determined  on  the  general 
j)rinci])les  governing  this  civic  j)lan. 

The  ])lan  aims  to  arrange  the  streets  in  such  a way  as  will  afford  free  traffic  eirenlation 
throiighont  the  (leveloj)ment  and  feasible  eonneetions  with  the  surrounding  established 
streets.  Attention  has  been  directed  towards  such  an  arrangement  of  streets  as  wonld 
lead  traffic  to  the  imj)ortant  foci,  wonld  avoid  the  monotony  of  the  gridiron  .system,  and 
wonld  ])rovide  variety  in  the  setting  of  the  public  and  private  buildings.  The  width  of 
the  streets  varies  in  the  scheme  in  accordance  with  the  importance  of  certain  streets  to 
the  traffic.  The  cost  of  eonstrnetion  and  maintenance  of  streets  wonld  not  be  much 
le.ss  than  if  the  (leveloj)ment  was  a regnlar  gridiron  .system,  largely  on  account  of  the 
cost  of  the  wide  main  parkway.  However,  sneh  an  imj)osing  j)arkway  with  double 
roadway  and  a center  j)arking  sj)aee  would  be  a strong  attraction  to  the  subdivision 
and  well  worth  its  cost. 

The  le.ss  exj)ensive  workmen’s  hou.ses  and  the  business  and  ammsement  hon.ses,  together 
with  the  a])artments,  were  loeat(‘d  along  streets  having  or  to  have  street  car  traffic.  The 
attached  typ(‘  of  building  for  this  class  wonld  be  most  desirable  from  both  economic  and 
esthetic  points  of  view.  Towards  the  central  ])oint  larger  building  sites  are  shown  on 
which  detaclu'd  homes  could  be  built.  In  addition  to  generous  building  sites,  space  was 


Hird's-eye  View  of  the  (iu.\KTEn-SECTioN 


T II  /•:  ('  0 M r /•:  r i r i v /•;  p i j .v  .s 


65 


also  j)rovi(l(‘(l  for  attract ive,  cheerful  surroumliiigs,  for  small  garden  tracts,  open  play 
courts,  and  free  hrealliing  spots  and  playgrounds  other  than  the  j)ul)lic  streets.  The 
pnhlic  huilding  sites  are  located  at  the  most  conspicnons  points,  where  the  buildings  wonld 
receive  sufficient  space  for  the  needed  setting  and  where  their  attractive  architectural 
features  would  add  general  interest  to  the  section. 

In  providing  sites  for  the  public  buildings  the  educational,  recreational,  religious, 
social,  and  administrativ(‘  needs  of  the  community  were  considered  and  ample  provision 
was  made  for  them. 


I’l.AN  HV  MoHEI.L  and  XiCIIOLS 

KKV  TO  PLAN 


A. 

('luireli. 

F. 

Library. 

1. 

Fire  Station. 

M.  Dwelling  Houses, 

H. 

School. 

F. 

.Administrative. 

.1. 

Police  Station. 

N.  Public  Square. 

r. 

Social  Hall  or  (diih. 

(L 

Market. 

K. 

Hotel. 

O.  Plav  (’ourt. 

1). 

Store. 

n. 

Hospital. 

L. 

.Apartments. 

P.  Park. 

For  statistical  data  rclatinf;  to  this  plan  sec  tables  i)p.  L5+  LJ7.  I’laii  No.  l.i. 


G(i 


C I TV  R E H 1 1)  K y r I A L L .1  A’  D I)  E V E L O P M E A’  T 


('OMPETITIVE  JM.AX  BY  ROBERT  A.  POPE 


The  great  cost  of  city  develoj)ineiit  to-day  is  due  to  the  excessive  amount  of  land  in 
streets,  and  the  resultant  large  charge  which  their  iini)roveinent  and  maintenance 
permanently  involves.  This  has  been  brought  about  by  the  engineers,  who  have 
accepted  the  estal)lished  |)reeedent  of  the  small  uniform  city  block  and  city  lot  as  essential 
to  tlie  best  interests  of  the  city.  Eurther,  they  have  assumed  that  all  streets  should  be 
through  streets  and  traffic  streets,  whether  the  area  affect ed  is  residential  or  not. 

In  submitting  this  design,  the  convenience  of  the  engineer  has  been  taken  into  account 
only  as  a minor  consideration,  a ])rocedure  (|uite  contrary  to  the  one  in  vogue  among  the 
street  layout  de])artments  of  our  large  cities. 

The  design  submitted  has  a street  area  of  })l,t)04  s(|uare  yards  which,  when  comj)ared 
with  the  abutting  ("hicago  plan  for  the  same  area,  shows  a percentage  of  It)  j)ercent  in  its 
favor.  Translated  into  cost  of  develoi)ment  this  means  a saving  of  $(),017.7'-2  over  the 
typical  (’hicago  })lan. 

'^riiis  minimizing  of  street  area  has  been  accomplished  by  assuming  as  true  two  unpre- 
cedented hyj)otheses:  first,  the  streets  within  the  (luarter-sectiou  should  not  have  to 
accommodate  more  than  a small  percentage  above  the  traffic  loads  of  its  own  eommimity, 
instead  of  having  all  residential  streets  through  thoroughfares,  as  is  largely  done  in  (diicago 


A (Jnorp  OF  Houses  at  Forest  Hills,  Massachusetts 

A suburb  of  Boston  planned  by  the  author,  slunving  the  houses  facing  an  open  park  on  a principle  similar  to  that  embodied  in 
the  Chicago  (piarter-section  plan. 


T II  E C 0 M r E T I T I V E P L A X S 


(57 


Hini)’s-KYE  View  ok  1’akt  of  the  Qi  AinER-SECTioN 


VI  TV  RKSIDEyriAI.  /.  J.V7)  DEVELOPMEXT 


(;h 


_JC  /\Ut- 


rok,  Tuc- 

ciTv  CLvo  ^?r  cniCAOd?- 

•,^VDPIVlMa’>  0\  «?VAH.Tf;R.  •^f.CTia'^ 
POP-  R-R^IPnATI Ai.  PVliPO/ifiS 

tVEtV  •I.-.Jl  A fO-M. 

Ke<n  A/iPrrjEV’  P-'H  m;ki 

V/  f if-rr  Avr  /vw 


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✓ '---s 


at 


Plan  by  Robkkt  Anderson  I*ope 
KKV  TO  PLAN' 

1.  Cliurcli.  i.  Athletic  Field.  3.  (lynina.siuin.  4.  School  Sites. 

For  statistical  data  relating  to  this  plan  see  tables  pp.  134-1.37,  Plan  No.  lit) 


Jfi 


5.  Stores. 


T II  E C 0 M r E T I T I V E PEA  .V  S 


69 


and  most  oi  our  large  cities;  second,  better  homes  can  be  had  witliont  too  mneh  actual 
street  Irontage  il  service  can  be  provided  in  the  rears  oi*  houses,  with  walks  From  the  main 
highway  in  front. 

These  two  hypotheses  make  possible  the  saving  of  $(),ttl7.17  over  the  j)resent  type  of 
plan,  besides  making  an  additional  saving  in  the  amount  of  lineal  feet  of  road  in  develop- 
ment. A much  larger  saving  could  be  made  were  it  not  for  the  excessive  unit  cost  at  which 
the  service  road  has  been  figured,  ddds  economy  of  land  makes  j)ossible  an  extraordinary 
amount  oi  park  and  ])laygronnd  space.  In  regard  to  limiting  the  traffic,  we  have  brought 
the  tiioroughtares  oi  this  (jiiarter-section  into  some  relation  with  the  adjoining  roads,  but 
purpo.sely  have  linked  them  np  as  little  as  seemed  desirable,  in  order  to  ])revent  through 
vehicular  traffic.  The  jnalestrian  traffic,  however,  esj)ecially  to  the  car  lines,  has 
been  greatly  facilitated  by  the  n.se  of  walks  across  the  blocks,  and  through  the  parks 
and  ])laygrounds,  accomj)lishing  at  the  .same  time  an  economy  in  land,  road,  and 
development  cost. 

A minor  economy  resulting  from  these  hypotheses  is  found  in  the  reduced  number  of 
street  trees  necessary  to  purchase  and  maintain. 

\ ehicnlar  as  well  as  pedestrian  access  to  the  car  lines  has  been  made  as  direct  as 
possible.  The  breaks  in  the  thoroughfares  leading  up  to  the  car  lines  are  made  to  give  a 
little  more  ])ictures((ne  ini[)ression  by  emphasizing  the  importance  of  the  central  prome- 
nade, along  whic-h,  on  Sundays  and  holidays,  most  of  the  people  in  the  conmumity  would 
find  it  attractive  to  walk. 


Hf;au  View  ok  a (Uioup  of  IIousk.s  at  Fohest  IIill.s,  Massactilsetts 
Showing  the  open  area  availalile  as  a playground 


70 


CITY  liESIDEXriAL  LAX!)  DEVELOPMEXT 


^ I 

Tf^UWw-tn  n 
,^\r&Ana^  I 


, aw-Bcon 
-•»®'  • *' 


J^HAnn^ 

pA 

, OlATffirB 


i 


' rcBcii 


T?3T-  Ttoos  ~ Plah  ■ 


'^rcoTD’tUwyPUkn- 


IVPZ'X 


The  longest  walk  to  the  car  line  would 
he  about  ten  ininutes.  The  average  walk 
would  he  nearer  four  ininutes. 

City  dwellers  cannot  hope  for  escape 
from  the  monotony  of  the  typical  city  plan, 
unless  it  he  {irovided  for  them  in  the  resi- 
dential area  in  which  they  live.  Because  of 
this,  it  is  all  the  more  imperative  that  the 
residential  districts  which  we  are  to  add  to 
our  cities  he  freed  from  this  monotonv  hv  their 

t.  ft. 

development  in  a picturescpie  manner.  It  is 
partly,  then,  for  this  reason  that  we  have 
used  the  groujis  of  houses  around  jiarks. 
AVe  have  varied  these  groups  as  to  the  types 
of  houses,  and  the  shajies  and  sizes  of  Jilay- 
groimds.  The  park  and  playground  border 
jilanting  would  diversify  these  groups  still 
further. 

The  design  of  the  boulevard  leading  up 
to  the  gymnasium  and  playfield  furnishes 
another  dejiarture  from  the  usual  city  plan. 
This  will  he  stately  rather  than  jiicturesqne,  and  will  therefore  result  in  another  psycho- 
logical ini))ression  in  the  minds  of  the  dwellers  in  this  community.  The  great  playfield 
gives  an  effect  of  exj)anse  and  of  freedom  not  to  he  found  within  the  ordinary  city  develoj)- 
ment  scheme.  The  tower  of  the  gymnasium  is  on  the  axis  of  five  different  streets. 

In  the  matter  of  the  social  life  of  the  community,  it  is  contended  that  it  is  (juite  as 
feasible  to  predetermine  the  social  life  of  the  community  by  means  of  a scientific  design 
as  it  is  to  determine  the  direction  which  pedestrian  and  vehicular  traffic  will  take  when 
streets  and  walks  are  laid  down  in  given  places. 

The  ideal  number  of  families  in  a group  varies  with  the  type  of  population  to  he 
served,  and  the  location  of  the  ])opulation.  We  believe,  however,  that  it  can  he  scien- 
tifically determined  what  is  the  best  number  of  families  to  embrace  in  one  group  for  a 
given  type  of  land.  We  have  assumed  in  our  design  that  from  six  to  ten  family  units 
form  a desirable  grouj). 

AA  e believe  the  gathering  of  these  families  around  open  parks,  and  abutting  on 
adjoining  |)laygronnds,  will  be  material  factors  in  establishing  that  mutual  aid  which 
Prince  Kroj)otkin  says  is  one  of  the  greatest  ni)lifting  influences  in  urban  life.  The  rela- 
tion of  the  houses  in  surrounding  the  j)laygronnds,  which  in  turn  are  to  be  well  hedged  in, 
makes  it  possible  for  the  housewife,  working  in  the  kitchen,  to  observe  the  small  child  at 
its  play,  a relief  and  in  many  cases  an  immeasurable  economy  in  the  nervous  energy  of 
the  mother. 

The  l(K*ation  of  a church,  two  large  schoolhouses,  ami  a great  gymnasium  in  one 
groii])  and  in  a well-defined  center,  adjacent  to  the  large  public  j)ark  or  j)arade  ground, 
tends  to  bind  the  community  as  a whole  together  with  these  numerous  types  of  social 


THE  COM  PETIT  IV E PLAyS 


71 


activities.  Such  huihhiigs  will 
furnish  places  for  lectures,  for 
the  (Irania,  ami  for  gyiuuastics, 
drilling  and  indoor  games,  while 
the  great  playfields  will  j)rovide 
for  football,  baseball,  hockey, 
drilling,  track  athletics,  and 
I)nblic  gatherings.  The  location 
for  the  school  houses  has  V)een 
chosen  adjoining  the  playfield, 
so  as  to  give  the  maxininm  use 
and  advantage  of  this  oj)en 
sjjace  to  the  children  beb)re, 
during,  and  after  school  hours. 

The  ininiinnm  amount  of 
land  needed  for  household  uses 
and  for  front  gardens  has  been 
assigned  to  each  house.  The 
reason  for  this  is  that  the  bur- 
den of  maintenance  or  purchase, 
either  outright,  by  lease,  or 
through  the  co-part nershi])  plan, 
must  be  reduced  to  a minimum, 
and  therefore  we  have  given  to 
most  of  the  houses  only  enough 
ground  for  the  service  arrange- 
ments, clothes  drying,  etc.,  in 
the  rear,  and  for  a small  garden, 
such  as  is  found  in  England,  in 


-.irrrD  T 


cnAPiftci 


((’  -1 


TlD^r-n.OOQ-PVA/1- 


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Typc'D 


have  either 


the  front.  This  will  provide  as  much  land  as  the  prospective  tenant  wi 
ability  or  inclination  to  maintain. 

I'he  park  and  ])laygronnd  area  must  be  maintained  by  the  community  so  as  to  be 
kept  uniform.  This  can  be  done  at  a relatively  small  cost  in  view  of  the  large  amount  oi 
land  to  be  taken  care  of  at  the  same  time  under  one  organization. 

From  within,  the  houses  have  been  so  arranged  as  to  secure  broad  and  long  outlooks 
over  j)ark  and  playgrounds,  and  it  can  be  said  of  this  j)lan  that  every  jaimly  has  a park  ?/< 
froni  of  its  house,  and  a playground  in  the  rear.  (See  illustrations,  j)p.  (5()  and  Oh).  The 
outlooks  from  tJie  houses  are  nearly  all  through  views,  because  the  houses  have  been  ar- 
ranged so  that  they  look  by,  rather  than  into  each  other.  These  through  views  are  very 
long,  far  longer  than  they  ever  are  or  could  be  in  the  tyi)ical  city  layout. 

A i)oint  might  be  made  that  the  playgrounds  would  harbor  noise  and  mischief,  but 
this  is  simply  a matter  of  limiting  the  use  of  them  to  children  of  a certain  age,  at  certain 
hours,  and  j)referably  under  tutelage.  They  are  primarily  intended  for  the  smaller 
children.  The  older  boys  could  play  their  games  in  the  large  i>ark  under  observation  of  a 


7^2 


CITY  R E H 1 1)  E X T I A L L A X 1)  1)  E V EL  O P M E X T 


welfare  worker  or  the  poliee.  We  have  arbitrarily  assumed  a oiie-family  house  unit  to 
be  ‘■2.5  X 2()  feet,  whieh  makes  j)ossible  any  oue  of  the  aeeompauyiiig  types,  A,  H,  or  (’. 

Ill  eaeh  iiistaiiee  the  family  house  unit  dimeiisious  are  2.5  x 2(5.  lu  eaeh  case  the 
(liiiiug-room,  liviug-room,  hall,  ami  kitchen  are  providi'd  ou  the  first  floor,  with  bath  and 
three  or  four  bedrooms  ujistairs.  Any  long  party  wall  houses  are  so  oriented  as  to  have 
no  north  bedrooms. 

^^  hereas  these  houses  cost  from  .$2,200  to  .$,‘1,000,  they  are  semi-fireproof,  and  could 
probably  be  reduced  in  cost  to  from  $1,700  to  $2, (>00.  Here  again,  however,  the  actual 
house  unit  that  would  be  best  for  the  purjioses  of  this  community  can  only  be  actually 
determined  by  a housing  survey  of  some  similar,  but  built-uji,  area.  This  survey  should 
give  us  an  i<lea  of  the  average  amounts  available  for  rentals,  and  we  must  (hen  design 
our  hou.ses  and  our  laud  development  so  that  the  charges  for  rent,  or  sales,  shall  not  ex- 
the  amount  of  money  available  for  renting  or  ])urchase  ]>urposes  among  this  class  of 
population. 


THE  COMPETITIVE  PL  ASS 


7.‘5 


COMPETITIVE  PLAN  BY  (IIARLES  II.  HA.MSDELL 


The  acconipanyiiis’  plan  makes  ixjssible  a reduelion  in  street  length  of  the  gridiron 
system  of  4100  feet,  or  ahont  19  per  eent.  This  means  a radical  rednetion  of  all 
street  utilities,  the  i)avenients,  the  sidewalks,  the  street  tree-planting,  the  length 
of  sewer,  gas,  and  water  mains.  There  would  be  i)ossible  a radical  change  of  character 
of  these  utilities.  There  are  more  short  streets  and  side  streets  in  this  plan  than  on  the 
gridiron  platting,  ddiis  would  reduce  pavement  widths,  size  and  depths  of  sewers,  water 
and  gas  mains.  There  would  be  a reduction  of  sidewalk  area  because  of  the  j)arked  areas. 

At  the  same  time  only  two  abutting  streets  are  blocked  by  the  new  plat.  Otherwise, 
every  street  co-ordinates  with  those  of  the  adjoining  plats.  This  means  a decided  economy 
of  distance  in  turning  the  necessary  corners  and  jogs  of  streets  where  one  would  meet  an 
offset  of  line.  An  added  saving  of  distance  would  be  found  in  the  diagonal  direction  of 
the  streets  as  shown  on  this  ])lan.  One  could  diagonally  cross  the  entire  tract  as  well  as 
cro.ss  it  directly  north  and  south,  east  and  west. 

The  sej)aration  of  the  different  classes  of  houses,  stores,  semi-public  and  public 
buildings,  would  make  j)ossible  the  eomj)lete  and  solid  building  of  the  whole  tract  without 
the  disagreeable  feature  of  undesirable  neighboring  j)roperty. 

It  is  intended  that  the  social  activities  of  the  suburb  would  be  cared  for  in  the  Social 
(’enter  building  on  the  ('ommon.  This  building  would  hold  all  ])ublic  meetings  and 
be  head(iuarters  for  clubs,  gymnasium  classes,  etc.  ( )n  the  other  end  of  the  common  would 
be  placed  the  largest  school  — of  im])osing  size  and  character  — to  terminate  the  most 
attractive  street  vistas  to  it.  The  church  locations  would  be  for  sale  subject  to  restric- 
tion as  to  use,  but  the  common  ought  to  be  held  for  all  the  residents  of  the  suburb.  Three 
classes  of  playgrounds  are  ])rovided,  ^)iie  for  school  children,  one  tor  classes  out  of  school 
hours  and  during  the  vacations,  and  lastly,  a field  playground  for  the  larger  sports  — 
baseball,  football,  field  games,  etc. 

Small  neighborhood  j)arks  would  prove  valuable  breathing  spots  and  c|uiet  recreation 
grounds  for  the  residents.  They  would  be  city  park  squares  rather  than  parks  of  the 
naturalesfiue  ty])c.  The  poj)nlar  love  of  flowers  and  gardens  could  be  ])rovided  for  in 
some  of  the  small  ])arks  shown. 

The  street  system  as  laid  out  is  intended  to  provide  its  own  interesting  vistas  and 
attractive  views.  The  curvilinear  .system  is  adoj)ted  to  give  the  attractive  winding 
roadways,  ('ertain  streets  are  straight  and  wide  enough  to  give  imposing  i)erspective 
views  while  others  are  of  considerable  length  to  provide  interesting  circuit  drives. 

The  homes  of  similar  character  would  be  grouped;  the  larger  .set  well  back  from 
the  street,  the  snudler  near(*r  the  street.  The  demand  tor  small  lots  would  be  met  by  a 
combination  of  25-foot  group  hou.ses  and  lots,  but  hukjJc  hou.ses  have  each  a 50-foot  lot 
at  least. 

Interesting  treatment  along  the  alleys  would  be  po.ssible  by  locating  gardens  along 
their  length.  Then,  too,  consistent  street  treatment  in  the  way  of  planting  of  trees  and 
shrubbery,  hedges,  or  walls  would  be  most  attractive  along  the  winding  streets. 

As  a whole,  this  plan  was  worked  up  not  as  a .solution  for  the  problem  of  housing  the 
dense  populations  of  lMirop(‘  or  the  East,  but  rather  for  tin*  more  oj)en  subui’b  of  the 
West,  where  land  is  not  sold  by  the  s(iuare  foot. 


74  VITY  RKSlDEyTIAL  LAND  1)  E V E L 0 P M E X 7' 


THE  CITY  CLUB  Or  CHICAGO 

AN  IDEAL  SUBDIVISION  OF  A RESIDENCE  SUBURB 

STALE  I JNCn  ..  60  Ff  CT 


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\ . 

Fnx  BY  Cll.\UI-KS 

II.  R.^m.sdkll 

KFY  TO 

FIAN 

.\.  Civie  ('enter  Huikliiif;. 

F. 

Library. 

K.  Two-l’amily  Houses. 

<).  Fublie  Flaygrounds. 

H.  Clinrehes. 

C. 

Stores  and  Office  HnihlitiKs. 

L.  .\partment  HnildiiiKs. 

F.  S<-hool  Flaygrounds. 

C.  Hisli  S<'liool. 

II. 

l.arf;<‘  Residences. 

M.  T\venty-five-f(M)t  (Iroup 

Q.  Farks  and  (’ity  Squares. 

1).  Frimary  and  (irade  Schools. 

1. 

Medium  Sized  Homes. 

Hou.ses. 

R.  .\llotment  (iardens. 

K.  Fire  and  Folij'e  Stations. 

.1. 

Small  Moines. 

X.  Hnilding  Lots. 

S.  (iardens  along  .Alley  Lines, 

For  statistifal  data  ri-latinf,'  to  tliis  plan  see  tables  ]>p.  134-137,  Flan  No.  Hi. 


T II  E C O M P E T I T I E P L A .V  .S 


('OMPKTITIVE  PLAN  BY  RIDDLE 


AND  RIDDLE 


The  ])laiis  for  the  development  of  (’hiea^i,()  ])repared  during  the  years  PMKJ-PtOS  under 
the  direction  of  the  (’onnnereial  Clul),  generally  known  as  the  Burnham  {)lans,  proj)ose 
the  extension  of  existing  diagonal  streets  into  areas  now  unimproved.  It  is  the 
intersection  of  two  such  diagonals  in  the  future  southwest  section  of  the  city  that  the 
authors  of  this  memoir  and  the  accomj)anying  drawings  have  made  the  object  of  their 
study.  They  have  l)een  guided  in  this  choice  by  the  belief  that  the  Burnham  plans  are 
ej)och  making,  and  that  new  stej)s  in  the  working  out  of  the  city  streets  should  be  governed 
by  the  general  lines  laid  down  in  this  great  work.  The  design  they  pre.sent  is,  then,  an 
attemi)t  to  modify  in  the  most  direct  and  ])ractical  manner  the  ])resent  gridiron-like 
arrangement  of  our  streets  so  as  to  be  accei)table  to  ])revailing  ideas  and  yet  give  a grateful 
relief  from  the  interminable  vistas  and  monotonous  re])etitions  of  rectangular  j)lans. 

The  governing  motive  of  this  study,  as  will  be  seen  from  an  inspection  of  the  drawings, 
is  the  local  civic  center,  subordinate  to,  but  recalling  the  great  municii)al  center  established 
in  the  Burnham  j)lan.  The  position  for  such  a center  would  be  at  the  intersection  of  the 
great  diagonal  arteries  of  traffic  which  would  bring  the  life  necessary  to  create  commercial 
vigor  and  an  animated  meeting  place  for  trade,  ])ublic  meetings,  and  fetes  of  various  kinds. 
Around  this  center  have  been  j)laced,  therefore,  the  shops,  markets,  and  office  buildings 
necessarv  for  the  service  of  a community  of  the  kind.  Back  of  these  shops  are  courts 


Biku’s-f.ye  View  of  the  Civic  Center 


7f)  CITY  R /•:  .S  I I)  E -V  T ! A L LA  A’  D DEV  E L 0 R M E X T 

which  delivery  wagons  would  use  to  avoid  the  ohstruetioii  to  eireulatiou  caused  by  the 
use  of  the  sidewalks  as  loa<liug  platforms. 

Ill  the  sipiare  closing  the  vistas  of  the  diagonals  which  play  so  important  a part  in 
this  plan  are  placed,  on  one  side,  the  mnnieipal  Imilding  with  the  offices  for  the  aldermen, 
fire  and  jioliee  stations  on  the  first  floor  and  with  assembly  and  riauling  rooms  on  the  see- 


I’l.AX  HY  RiDDI.K  and  KiDDI.E,  (’llICAOO 


Tlie  l)uil<linf;s 
(liagoiiiils. 


ciiclosiiij;  tile  sciuarc  arc  shops,  markets,  and  offices. 


Ollier  liiisine.ss  huildings  are  located  on  the 


For  statistical  data  relating  to  this  jilan  .see  tables  pp.  I’lan  No.  1. 


T //  K C 0 M P K T I T I V E P L A X S 


ond;  on  the  other  side,  the  sehoolhoiise  to  l>e  used  on  the  broadest  edneational  lines. 
Ih'tweeii  these  buildings  is  j)laeed  a inonnniental  eoliunn.  A fountain  is  in  the  center 
of  the  sc|iiar(‘,  and  the  whole  composition  is  closed  in  by  a ])arkway  100  feet  wide. 

ddie  j)lan  follows,  as  has  been  said,  the  reetangnlar  arrangement  of  streets  prevailing 
in  Chicago.  In  addition  to  the  diagonals  the  authors  have  carried  through  the  ])lan  a 
north  and  a south  street  intersecting  in  the  scpiare.  All  other  streets  they  have  inter- 
rui)ted,  not  only  for  the  additional  charm  thus  obtained,  but  also  to  prevent  the  encroach- 
ment of  t rathe  and  business  on  avenues  devoted  to  homes. 


7H 


CITY  RE  S I I)  E X r I A L LA  X D I)  E V E L 0 P M E X T 


('OMPETITIVE  ELAN  BY  WILUAM  IE  SC  IIUdlARDT 

The  autlior  of  the  aecompanyinj?  desi<fn  elio.se  the  so-ealled  sjiider  weh  .selieme  as 
the  best  adajited  to  the  eonditions  .set  liy  the  jiro^rain.  In  the  c*enter  of  the  tract 
are  located  the  })ul)lie  or  seini-piihlie  Iniildings  which  should  be  easily  accessible 
from  all  ])arts,  Eaeiiig  smaller  sipiari's  (four  in  number)  and  somewhat  removed  from 
the  noi.se  of  street  ear  lines  or  the  lines  of  j^reatest  traffic,  are  jilaeed  the  ehurehes,  Y,  M. 
(\  A.,  and  Y.  W.  ('.  A.  buildings,  or  other  clubs  and  local  theaters,  and,  at  the  corners  of 
the  tract,  where  more  peojile  will  gather  pi'r  hour  than  at  other  points,  are  placed  the  store 
buildings  for  tradesmen.  At  these  corners  are  also  suggested  transfer  and  comfort  stations 
which  will  not  only  be  of  jiraetieal  value  but  will  also  mark  the  entrance  to  the  diagonal 
streets. 

The  relation  of  the  main  thoroughfares  to  the  j)rineipal  buildings  is  such  that  long 
interminable  vistas  are  avoided.  Each  building  .serves  as  an  arehiteetural  accent  at  the 
end  of  a long  vista  and  yet  at  no  cost  of  eonvenienee. 

In  the  southwestern  j)ortion  is  j)laeed  the  park,  extending  from  the  center  to  within  a 
short  distance  of  the  future  street  ear  ero.ssiiig.  A bandstand  at  one  end  and  a possible 
swimming  pool  at  the  other  will  lielj)  to  make  this  a j)opular  meeting  place.  The  .school 
playgrounds  might  also  be  u.sed  by  the  general  public  after  .school  hours,  ('lo.se  to  the 
j)ark  and  near  the  center  are  branch  police  and  fire  stations  and  also  comfort  stations. 

The  residences  are  all  fac’cd  on  the  narrow  eurv(‘d  streets  .so  that  their  owners  may 
enjoy  the  charm  of  aj)parently  meandering  ways  and  al.so  be  removed  from  lines  of  general 
traffic.  Alleys  are  shown  on  the  plan  as  about  10  feet  wide.  In  the  oj)inion  of  the  author 


■ W C'.  i . 

5*-  f 


1 


^ .1- 


■ I S^r0*  > 


r:'  - •-  J!.  ? i 


HiHd's-EYE  \'iEW  of  the  (if.UiTEK-SECTION' 


T II  K C 0 M P K T / 7’  / r E P L A .V  H 


7!) 


y 


Plan  by  William  II.  Sciilciiardt 


KK^  TO  I’L.VX 


\.  Standardized  Cottages. 

E.  Fire  House. 

I.  Church. 

M.  Y.  W.  C.  A 

It.  Public  Library. 

F.  Policf. 

K.  Stores. 

X.  Plavground 

(’.  Primary  School. 

G.  Theater. 

L.  High  School. 

O.  Park. 

I).  Lodge. 

II.  Y.  -M.  C.  A. 

For  statistical  data  relating  to  this  plan  see  tables  pp.  l.‘54-i:57.  Flan  No.  U. 


H(» 


C I T }'  R E S 1 1)  E y T I A A L A X 1)  I)  E V E LO  P M E X T 


a width  of  sixteen  feet,  as  re(juired  hy  law,  is  needlessly  extravagant.  (The  arguments 
for  the  narrow  alley  are  not  necessary  here.) 

Exact  similarity  of  lot  sizes  in  any  scheme  hnt  the  gridiron  is,  of  course,  imjjossihle. 
d’he  author  of  this  design  assumes  that  the  area  under  consideration  will  he  occn])ied  hy 
wage  earners  or  other  people  of  eoni|)aratively  small  income  and  has  therefore  accepted 
the  customary  standard  size  of  'ii)  x 150  feet  for  the  majority  of  lots.  There  are  cheaj)er 
lots  which  are  about  *25  x 100  feet  and  a large  nunih(‘r  in  the  southwestern  seetion  which 
are  only  17  x 100  feet  and  are  intended  for  stamlardized  cottages  to  he  hiiilt  in  groups, 
each  house  being  17  x ‘■24  feet.  In  block  “A”  in  the  southwestern  section  the  author  has 
shown  an  arrangement  of  such  eottages  with  their  gardens,  suggested  hy  schemes  he  has 
seen  in  Europe  during  a recent  investigation  of  housing  on  the  ('ontinent  and  in  England. 
\\\  other  blocks  are,  however,  laid  out  with  greater  regard  for  American  ])recedent,  except- 
ing that,  in  the  grouping  and  j)lacing  of  houses,  European  model  villages  serve  as  guides. 

ddie  author  has  recently  drawn  plans  for  the  ahove-mentioiu'd  standard  eottages  which 
may  he  grouj)ed  in  an  infinite  variety  of  ways  (as  indicated  in  the  bird’s-eye  view)  and  has 
found  that  such  cottages  having  six  rooms,  cellar,  and  hath  can  he  built  in  fairly  fire- 
proof units  for  about  $1,375.00  each,  under  a large  contract.  The  contractors  have  given 
assurance  that  where  several  hundred  such  houses  may  he  built  at  one  time,  the  variety 
of  grouping  would  not  increase  the  cost.  The  possibility  of  beneficent  beauty  and  archi- 
tectural value  in  such  groups  of  cottages  as  against  the  deadly  monotony  of  the  now 
|)revalent  military  camj)  arrangement  needs  only  suggestion.  The  author  desists  from 
the  desire  to  here  eni])hasize  the  need,  in  this  country,  of  making  much  out  of  little,  as 
is  universally  done  in  Europe. 

In  addition  to  the  1,1 7'2  lots  reserved  solely  for  residence  j)urposes,  there  are  at  the 
corners  of  the  (jnarter-seetions  about  75  proj)erties  for  business  j)urposes.  The  second 
and  third  floors  of  these  business  buildings  may  be  devoted  to  Hats  aceomnuxlating  perhaps 
150  or  '200  families.  As  some  families  will  retpiire  mon'  than  one  lot  the  entire  area  may 
be  assumed  to  provide  homes  for  1,150  to  1,‘200  families. 


T II  E C 0 M r E T I T IV  E P L A .V  .S 


81 


(’OMPETITIVE  PLAN  BY  ALHEUT  STI  RK 


STI  D^  of  site-planning  has  led  to  the  eonelnsion  that  practical  and  artistic  consid- 
erations are  interdej)endent  and  must  he  worked  out  together.  In  the  solution  here- 
with offered  the  motive  has  been  to  demonstrate  that  a slight  modification  of  the 
gridiron  system,  which  on  level  land  has  many  j)ractical  advantages,  will  render  possible 
tlie  introduction  of  many  of  those  features  of  civic  art  which  an*  desirable  in  a residence 
district. 

The  southeast  corner  of  the  site,  which  is  nearest  to  the  city,  where  street  railways 
intersect  and  where  transj)ortation  and  business  activities  will  inevitably  be  most  highly 
concentrat('d,  is  designated  as  a business  center  and  maiji  entrance.  A diagonal  boulevard 
leads  to  a park  and  to  a plaza  upon  which  are  loc*at(‘d  various  institutions  forming  a social 
center,  (’hurches  face  small  plazas  in  the  midst  of  more  strictly  residential  sections. 
Several  court  groups  provide  for  those  who  prefer  a more  secluded  euvirounient  and 
freedom  for  the  frolics  of  young  children.  Street  views  are  given  a variety  of  interest  by 
j)arks  and  open  spaces  with  their  embellishments,  by  the  court  vistas,  and  by  interrelations 
in  sizes,  designs,  and  positions  of  houses. 

A grouping  of  city  homes  in  orderly  relation  to  one  another  and  to  social  and  business 
centers,  together  with  ample  provision  for  outdoor  recreation,  will  suggest  and  encourage 
mutual  dependence  and  co-operation,  the  lack  of  which  is  so  evident  in  the  a])pearance 
of  our  cities. 

Extension  through  the  site  of  streets  leading  to  it  will  co-ordinate  the  section  with 
surronnding  territory,  j)romote  neighborliness,  diseonrage  exclusiveness,  and  preserve 
the  value  of  ])ublic  institutions. 

The  fraternal  and  Y.  M.  (’.  A.- buildings  are  available  for  entertainments,  clul)S, 
etc.;  both  have  direct  connection  with  the  athletic  field,  d'he  school  auditorium  will 
serve  as  a general  meeting  hall,  rendering  a separate  building  tor  this  purj)ose  unnecessary. 


Bird’s-eye  View  of  the  Qi  arter-Sectiox 


82 


CITY  R E S / I)  E y T I A L L A S I)  1)  E ] ' E L 0 P M E .V  T 


C3Z3 

■ f-it  r 


— *Va 


v\VTiV* 


[fl  i 
1^  fl 


«<■  o«  5«i 

1 a c 

V«  ® 


fg 

*»|  fi| 

l^mmmwmm 9M  J.  <,►/<.>  i Sff i • 

•:l.V--'52^i':=”-' 

’fcp  ^'0'^  E n 

s* - ♦ 1 iJ:  ^ 


K .U*  .taft.  ta^  4^  ® ^ A ^ ^ OK  ma.  ^ 

^ ^ * — \ — . ^ „ 


.«f 


Pf  AV  T>V  AiMXT'IJT'  ^'TITniJ 


,\. 

.\thletie  Field. 

F.  Fire  Station. 

KE\  TO  PL.\N 

O.  Fraternal  Orders. 

T. 

Park  Shelter. 

H. 

Savings  Bank. 

G.  Playground. 

P.  Park. 

U. 

Post  Office. 

C. 

Church. 

K.  Kindergarten. 

H.  Police  Station. 

X. 

L'na.ssigned  Public  Building. 

I). 

(irandstand. 

L.  Library. 

S.  Store. 

V. 

V.  M.  C.  .\.  Building. 

E. 

School. 

For  statislk'al  data  rdatiiig  to  this  plan  sec  tables  pp.  134-137,  Plan  No.  5. 


T II  E V 0 M P E T I T I V E P L A X S 


8.S 


The  ])ark  slielter  with  its  minor  accommodations  may  serve  the  convenience  of  the 
residents  in  general.  A pond  for  wading,  boat-sailing,  and  skating  by  the  children  is 
located  in  the  j>ark  near  the  social  center. 

Uj)on  examining  a comparison  of  the  j)ractical  features  of  the  accomj)anying  j)lan 
aiid  statements  of  (piantities  and  costs,  with  those  of  the  gridiron  system,  we  will  find 
that  by  the  j)lan  herewith  submitted: 

Fir.st.  The  amount  of  original  capital  investment  may  be  reduced. 

Second,  d'he  cost,  ])cr  lot,  of  development  to  the  })oint  where  building  o])erations 
may  properly  begin  is  slightly  greater.  This  is  a result  of  liberal  reservation  of  land  for 
j)ark,  playground,  and  athletic  field.  The  saving  to  the  home-builder,  however,  by  means 
of  co-operative  management  such  as  is  necessary  for  realization  of  a develoj)inent  of  this 
kind,  and  the  |)roximity  of  facilities  for  recreations,  not  to  mention  a multitude  of  other 
benefits,  more  than  compensate  for  this. 

Third.  The  cost  to  the  general  city  government  for  maintenance  will  not  be  greater. 
The  reduction  of  length  of  streets  and  area  of  street  paving  enables  corresponding  reduc- 
tions in  the  cost  of  lighting,  cleaning,  and  repairing  same.  Elimination  of  rear  alleys 
increases  cost  of  garbage  collection,  but  considerably  relieves  j)olice  duties. 

Fourth,  (leneral  traffic  and  fire  ai)paratus  may  move  through  the  section  with  as 
much  directness  and  raj)idity  as  is  necessary  in  a residence  .section. 


C / r V R E S 1 1)  E S TIM  L A A’  D I)  E V E L 0 P M E A’  T 


Ht 


('OMl’ETITIVE  PLAN  HY  A.  C. 


AI.  1). 


THIS  scheme  of  development  is  based  upon  a study  of  the  physical  environment  and 
necessities  of  mankind  in  latitude  to  43°  north  (or  south).  Tamgitnde  has  no 
special  bearing  in  onr  scheme. 

The  supj)ly  of  direct  sunshine  to  every  “living”  room,  ample  air  space  and  circulation, 
stability  in  construction,  and  a design  which  will  facilitate  co-o|)erative  endeavor  are  the 
leading  thoughts. 

A minimum  of  two  hours’  direct  sunshine  entering  every  living  or  sleeping  room  is 
secured.  The  scientific  basis  for  the  plan  lies  in  a knowledge  of  the  earth’s  inclination  on 
its  axis  and  the  resulting  distribution  of  sunlight  at  various  seasons. 

Between  4*2°  and  43°  north  ((’hicago’s  latitude)  we  find  that  on  June  23d  (the  longest 
day  of  the  year)  the  sun  a})proaches  the  zenith  so  that  its  rays  strike  the  earth  at  an  angle 
of  71°  with  the  horizontal  at  noon.  In  conse(iuence,  when  the  days  are  longest  (March 
21st  to  September  21st)  and  tlirect  sunlight  the  least  es.sential,  the  sun’s  rays  strike  the 
earth  so  nearly  ])erj)(*ndic*ular  that  oidy  where  buildings  are  most  congested  and  very 
tall  is  the  earth,  or  are  those  upon  it,  denied  the  dir(‘cl  sunlight. 

During  the  cold  winter  days,  the  earth’s  inclination  on  its  axis  causes  the  sun’s  rays 
to  aj)proach  the  earth  from  a point  south  of  the  eciuator.  The  angle  of  a]){)roach  on  the 
shortest  day,  December  23d,  is  2.5°  with  the  horizontal  at  noon,  and  all  objects  j)laced  in 
the  path  of  the  sun’s  rays  cast  shadows  approximately  three-tenths  (3  10)  greater  than 
their  height. 

It  is  during  this  season  of  the  year,  when  the  days  are  shortest,  when  the  stimulating 
effect  of  the  sun’s  light  and  heat  is  most  needed,  that  the  improj)er  lighting  of  buildings 
and  homes  is  most  e^'ident.  This  short-day  pt'riod  from  September  21st  to  March  21st 
(with  th<‘  shortest  on  December  23d)  must  be  given  special  attention  in  any  scientific 
plan  for  natural  lighting. 

This  .scheme,  therefore,  leads  directly  to  the  details  of  construction  and  relative  j)osi- 
tion  of  the  individual  buildings,  and  from  that  to  the  larger  plan  which  is  a deduction  or 
consequence  rather  than  a “scheme  beautiful.”  It  becomes  necessary,  therefore,  to 


DIAGRAM  1 


DIAGRAM  2 


T II  E C O M V K T I r I V E P L A X S 


85 


disregard  the  usual  method  of  subdividing  into  lots,  of  plaeing  streets  and  alleys,  and  of 
eonstrneting  the  apartments  themselves. 

Ill  the  present  plan  the  buildings  are  but  three  stories  high  (41'  0")  and  on  December 
'■2,‘hl  would  east  a shadow  fifty-nine  feet  and  four  inches.  It  is  assumed  that  they  may  be 


A. 

H. 

C. 

1). 


E. 


(1) 

(2) 

(3) 

O) 


KEY  TO  PLAN 


School  buildings  (containing  i)*2  rooms,  providing  1.5 
sq.  ft.  of  floor  space  to  each  child). 

Church  buildings  (seating  capacity  of  (iOO  each). 

Children’s  playgrounds  with  day  nurseries. 

Civic  center  building  containing:  1st  floor — Dining  rooms 
and  kitchen  and  small  day  nursery,  women's  club 
rooms,  committee  rooms,  auditorium  .seating  (il.5, 
postal  station,  drug  store,  doctors'  offices,  and  a one- 
room  emergency  “hospital,"  and  accommodations 
for  one  nurse. 

•ind  floor — Library,  men's  smoking  and  billiard 
rooms,  toilet,  etc. 

.‘Ird  floor — Dance  hall  and  roof  garden. 

Civic  center  building  containing:  basement,  community 
laundry,  natatorium,  and  heating  plant. 


1st  floor — .\dministration  offices,  and  shops  for 
mechanical  pursuits. 

•ind  floor — Technical  school  and  technical  library. 
3rd  floor — Indoor  gymnasium,  Un-ker  rooms,  and 
shower  baths. 

F.  Dressing  rooms  and  shower  in  connection  with  outdoor 
baths. 

C.  Isolation  hosi)ital  accommodating  ten  patients  and 
attendants. 

II.  Tool  houses  with  lockers  for  “inilividual  gardens.” 

N.  .\partment  buildings,  each  with  t wenty-.seven  (27) 

apartments. 

O.  .\partment  buildings  with  first  story  on  street  side  given 

up  to  stores  and  commercial  rooms  of  all  varieties. 

P.  Co-operative  farms, 
p.  .Allotment  gardens. 


STATISTICAL 

Average  frontage  of  building  lot.s,  300  feet._  (-5) 

Average  superficial  area  of  building  lots,  45,000  .sq.  ft. 

The  number  of  families  to  be  accommodated  i.s  1232.  (0) 

The  number  of  feet  of  public  sewers  proposed  is  8f>S0.  (7) 


DATA 

The  number  of  .square  yards  of  street  pavement  proposed  is 
102,333. 

The  number  of  square  yards  of  sidewalk  proposed  is  43.093. 

The  percentage  of  total  site  in  open  streets  is  but  13  5%. 

The  percentage  of  total  site  in  other  public  spaces  is  14  9%. 


CITY  R E S 1 1)  E X T I A L L A X I)  1)  EVE  L O R M E X 7’ 


8() 


increased  to  or  replaced  1)V  five-story  structures  ((5'-2'  0"  iu  which  case  this  shadow 

oil  December  '■23(1,  ninety  feet  long,  would  fall  at  the  foundation  line  of  any  other  buildings 
north.  Thus  future  tenants  are  guaranteed  against  any  violation  of  their  rights  to  direct 
sunlight  unless  apartments  are  constructed  more  than  five  stories  high,  which  is  not 
likely. 

The  attached  diagram  Xo.  1 on  ji.  84  is  illustrative. 

To  obtain  a maximum  east,  south,  and  west  frontage,  a modified  “court”  jilan  of 
construction  is  adopted.  In  the  jilans  submitted  the  total  east,  south,  and  west  exposure 
in  each  apartment  building  is  approximately  700  feet  with  Imt  approximately  240  feet 
north  frontage. 

The  laws  governing  the  sun’s  distribution  of  light  are  used  as  the  basis  for  determining 
the  projiortions  of  the  courts  between  the  wings  extending  north  and  south.  Hy  consulting 
diagram  X"o.  2 it  is  readily  seen  that  the  shadows  cast  east  and  west  by  a straight  north 
and  south  wall  vary  from  20°  to  (>3°  at  various  times  during  the  year. 

Averaging  nature’s  extremes  gives  us  4(5°,  and  45°  may  be  accepted  as  a jiractical 
working  basis.  This  is  exactly  the  angle  by  which  an  equilateral  (piadrangle  is  bisected 
through  its  corners.  This  establishes  the  princij)al  in  practice  that  the  space  east  and 
west,  between  the  southwardly  extending  buildings,  must  be  as  great  as  the  length  of  these 
buildings.  It  may  be  more  but  should  never  be  less.  Space  forbids  statement  of  details, 
but  this  ])lan  insures  a minimum  of  two  hours  of  direct  sunlight  to  any  and  every  room 
facing  east,  south,  or  west,  on  the  shortest  day  of  the  year,  and  adecpiate  shade  in  the 
hottest  season. 


r II  E C 0 M P E T I T I V E P L A X S 


87 


('OMPETITIVE  PLAN  BY  CHARLES  A.  TIHUELL 


SINC’E  the  existing  ear  lines  meet  at  the  northeast  corner  of  the  j)roperly  and  this 
location  is  nearest  to  the  city,  the  nneleiis  of  the  bnsiness  center  would  be  placed  at 
this  ])oint,  and  allowed  to  sj)read,  as  occasion  demands,  west  and  south  along  the 
street  ear  lines,  thereby  making  business  develo])ment  as  elastic  as  possible.  It  shonld 
be  made  imperative  that  no  business  be  allowed  off  these  boundary  streets  exeej)t  as  shown 
on  the  ])lan  at  the  northeast  corner  of  the  property. 

The  boundary  streets  should  be  widened  to  P20  feet  for  a (tOO-foot  block  both  south 
and  west,  for  j)resent  business  needs,  and  all  buildings  along  the  boundary  streets  kept 
back  to  the  limit  of  a 1 '20-foot  street. 

The  buildings  in  the  business  center  would  be  of  brick,  of  good  design,  and  not  more 
than  two  stories  in  height.  Provisions  are  made  here  for  banks,  theaters,  jjost  office,  ])olice 
and  fire  station,  and  an  administration  bnilding,  besides  the  stores  and  .shoj)s,  offices  for 
doctors,  dentists,  lawyers,  etc. 

Small  stores  and  shops  (delicatessen)  that  are  needed  for  the  immediate  wants  of 
the  tenants  should  be  allowed  on  the  boundary  streets  whenever  the  demand  is  sufficient 
to  warrant  patronage. 

Within  the  business  center  is  proposed  a market  center  where  all  vegetables,  fruits, 
etc.,  may  be  sold,  thereby  keeping  them  from  the  front  sidewalks  where  they  are  usually 
found  to  be  a nuisance. 

The  market  building  .should  be  of  pleasing  design  to  present  a good  fac;ade  from  the 
axial  streets  leading  to  the  scpiare. 

To  meet  the  .social  reciuinmicnts  of  the  inhabitants  it  is  suggested  that  a j)ark  be 
centrally  located  where  all  may  be  accommodated  with  athletic  sports  and  other  lorms  of 
recreation.  At  the  north  end  of  this  i)ark  the  school  buildings  have  been  grouped  and, 
in  connection,  ami)lc  space  for  chiklren’s  playgrounds  provided. 

In  these  .school  buildings  there  would  be  located  reading-rooms,  library,  lecture  halls, 
etc.  Such  an  arrangement  should  tend  to  bring  the  children  and  adults  into  clo.ser  social 
relations  and  necessarily  greatly  benefit  the  community. 

Si>accs  for  three  other  small  i)ublic  parks  or  recreation  grounds  have  been  i)rovided 
for,  places  where  mothers  and  small  children  may  go  and  not  be  annoyed  by  athletic  games 
and  noi.sy  children. 

Provision  has  been  made  lor  six  churches,  well  s])aced  and  so  located  that  the^ 
give  })ictures(|uene.ss  to  the  immediate  surroundings  and  greatly  enhance  the  stieet 
picture. 

A wide  street  or  boulevard  has  been  carried  completely  around  the  ])roperty  connect- 
ing with  all  the  entrance  streets,  and  extending  to  the  park  by  a paiked  loadwaj  on  tht 
northeast  axis  of  the  school  grouj).  Ihis  street  and  all  entrance  streets  aie  (>()  leet  \\idt 
with  a ‘24-foot  ])avenient;  all  other  streets  are  44  feet  with  an  IS-loot  j)a\ement.  Since 
all  through  traffic  should  be  di.scouraged  by  the  street  arrangement,  the  al)ove  widths  for 

streets  are  ample  for  a scheme  of  this  type. 

The  ])lanting  of  trees  along  the  streets,  boulevard,  and  parkways  should  not  be  too 


V I T Y R E S 1 1)  E A’  T I A L L A X J)  J)  E \ ' E L 0 P M E X T 


), 

i\ 


mJ  i.- 


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Cl  TV  CLUB  HOUSir^C  COW\  PETITION 

FOR  A SC  HIT  or  DEVELOP/AEf'iT  CF 

A OUAETEJ?  SECT/DN  OF  LA14D 

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Plan  in'  (’iiahlks  A.  Tihhell 


KKY  TO  I’LAX 

N.  Husincss  Hiiilding.  I’.  C'lubhouso.  U.  Market  Center. 

().  Sehool.  Q.  Church.  S.  Park  and  Athletic  Field. 


For  statistical  data  relating  to  this  jilan  .see  tables  pj).  i:U-l.‘J7,  Plan  No.  8. 


THE  COMPETITIVE  PL  A .V  S 


89 


stiff,  hut  rather  irregular,  scattered  and  in  groups  at  good  vantage  points,  to  strengtlien 
street  vistas  and  give  settings  to  the  hnildings. 

It  is  suggested  thal  apartments  should  he  placed  along  the  honndary  streets  occu{)y- 
ing  spaces  above  the  shops,  and  in  all  hnilding  spaces  along  honndary  streets  nj)  to  such 
time  that  the  space  is  needed  for  hnsiness  jjurposes.  Aj)artments  may  also  he  located  on 
either  side  of  the  parked  drive  leading  to  the  school  group. 

Houses  may  he  detached,  semi-detached,  and  in  groups,  and  should  he  of  plain,  honest 
construction  with  due  regard  to  local  materials  and  other  local  conditions. 

The  control  of  the  design  for  houses  and  groups  should  never  he  relaxed. 

\o  houses  should  he  placed  nearer  than  20  feet  to  the  front  or  rear  lot  lines  and 
ample  spaces  should  he  j)rovided  for  allotment  gardens,  recreation  grounds,  tennis  courts, 
children’s  playgrounds,  etc.,  in  the  interior  spaces  of  the  hnilding  blocks. 


90 


CITY  RESIDEXTIAL  L A y 1)  DEVELOPMESr 


competitivp:  plan  by  piielps  wymax 


Will  EE  the  acconi])anying  i)lan  is  designed  as  a unit,  the  land  represented  is  regarded 
as  only  a small  part  of  a larger  entity.  It  does  not  try  to  create  a complete  town 
hilt  to  construct  only  a residential  section  of  a much  larger  city.  Places  for  the 
labor,  trade,  and  amusement  of  adults  are  mostly  elsewhere  except  as  they  should  belong 
to  every  residential  locality.  There  is,  however,  in  this  j)lan  complete  provision  for  chil- 
dren, both  in  the  way  of  school  and  play,  and  there  are  local  gathering  places  for  their 
elders  such  as  churches,  clubs,  political  meetings,  and  jirovision  for  neighborhood  business 
in  stores  and  offices. 

Street  articulation  with  the  rest  of  the  citv  is  furnished  bv  diagonal  arteries  which 
lead  also  to  all  neighborhood  gathering  places  except  stores  and  offices,  which  are  near 
the  street  car  lines.  The  rest  of  the  streets  are  regular  enough  to  furnish  good  building 
lots,  irregular  enough  to  be  interesting,  direct  enough  to  be  convenient  to  all  resi- 
dences facing  them,  and  indirect  enough  to  j)revent  them  from  becoming  general  city 
thoroughfares. 

The  inhabitants  are  considered  largely  as  working  people.  Pacing  the  jiark  are  larger 
lots  and  separate  houses  for  jjrofessional  and  business  men,  while  on  the  minor  streets  the 
lots  have  ample  light  and  room;  but  to  economize  space  and  to  make  a more  attractive 
ai)j)earance  the  houses  are  grouped  into  larger  units  — not,  however,  by  creating  ajiartments. 
Lots  are  not  made  unduly  deej)  that  rear  tenements  and  unnecessary  sheds  may  be  dis- 
couraged; but  j)rovision  for  gardens  is  made  in  separate  interior  areas  where  space  may  be 
had  or  not,  according  to  the  will  of  the  adjacent  residents. 


Hikd's-eye  View  of  the  Quarter-Section 


T II  E C 0 M P E r I T IV  E P L .1  .V  S 


91 


o >*>o  •>oor>  ■»  j">o  ->  7 000  ooo  “>a ooo  orv'ooooo  oooooooo  ooooooo'")  oooooooo  o 

0ft^>0>0000Otaoeaa>v>0fv>es5ar>Oi00o^f>Ao^»0^-»<^i‘w>oor>oooi»>ooof»<->o.7t-).  -.:'  tq.  ■ ■ . -■.->->  .>  .,oo<x>  'o 


■^oo»0'0r>or»or>’f>ooo 

•)  00000>.>0<>0<>a!^<0, 


>66<>fi0  0 ">0  00<>0  -JO”^ 

X>00<>00000<‘*0  ooo 


o '7’>oO;‘vc  :''r»<‘>‘X>o<>oo^^oooo5^^o 

■7000  ’O  . OO  OOO  -SOOOOOOO  >000000  > O O'-'OO  OOO  >'>0000  00  oo 


N 


SL41.r-  i 


rFLT 


Plan  by  Phelps  IVyman 


KKY  TO 


A. 

High  School. 

K. 

Fire  House. 

H. 

Grade  School. 

F. 

('hurch. 

C. 

Social  Hall  and 

G. 

Stores  and  Offices. 

Gymnasium. 

H. 

Public  Garage  or  Stable. 

1). 

Library. 

1. 

Dwelling  House,  detached 

PLAN 


.1. 

Dwelling  House,  attached. 

P. 

Bathing  Pool. 

N. 

Huilding  Lot. 

0. 

Strc*et. 

O. 

Park  and  Playgrounds  or 

K. 

Square. 

.\llotment  Garden. 

S. 

Alley. 

For  statistical  data  relating  to  this  plan  sec  tables  pp.  134-137,  Plan  No.  10. 


CITY  RESIDEyriAL  L A y I)  DEVELOPMEyT 


Because  of  the  intrusion  of  diagonal  streets  the  street  area  shown  is  no  more  or  less 
than  with  the  better  tyj)e  of  rectangular  subdivisions;  nevertheless,  because  the  bulk 
of  the  traffic  is  thrown  ui)on  the  diagonal  streets,  the  other  j)aveinents  can  be  narrower, 
and  first  cost  and  maintenance  be  reduced.  The  chief  claim  to  economy,  however,  is 
in  the  gain  in  time  and  convenience  to  the  inhabitants. 

Along  with  greater  convenience,  though  secondary  to  it,  is  the  esthetic  aj)pearance 
of  the  sidxlivision.  A straight  street  is  indicative  of  grandeur;  but  to  receive  its  j)rop(*r 
effect,  its  buildings  must  be  of  like  character.  The  majority  of  streets  in  this  (|uarter- 
section  are  sufficiently  curved  to  give  a (juiet  effect  and  continually  changing  views  as  one 
passes  along  them.  Tho.se  streets  which  are  straight,  and  they  are  introduced  because 
of  the  preference  of  some  for  straight  residential  streets,  have  their  views  always  stopped 
by  of)jects  at  their  termini.  In  city  planning  there  is  no  monotony  like  long,  continuous, 
straight  streets  which  have  no  apparent  end. 


r II  K C 0 M PET  I TIV  E P L .1  A’  .S 


COMTETITIVE  PLAN  BY  ALEREl)  B.  YEOMANS 


IN  the  aee()inj)aiiyinj?  plan  I lie  seetioii  is  eoiisidered  as  an  ini  regal  jiarl  of  the  whole 
eity.  Any  ade(|iiate  street  jilan  for  the  city  as  a whole  innst  provide  for  diagonal 
arteries  radiating  from  the  eentral  district.  One  of  these  diagonals  is  assumed  to 
])ass  through  the  ({narter-seetion  under  consideration.  This  diagonal  naturally  becomes 
the  main  business  street  of  the  section,  and  the  stores  and  offices  are  therefore  loeat(*d  on 
it.  A direct  north  and  south  and  an  east  and  west  strei'l  across  the  section  |)rovide  addi- 
tional means  of  direct  eommnnicalion  between  adjoining  sections. 

The  writer  does  not  believe  that  any  purely  reetangnlar  system  of  streets,  irrespective 
of  their  arehiteetnral  embellishment  or  of  the  effective  gronjiing  of  buildings  along  them, 
can  be  made  as  satisfactory  esthetically  as  a .system  containing  at  least  some  diagonal  or 
curving  streets.  While  the  main  traffic  streets  are  straight  and  unobstructed,  jiurely 
residence  streets  are  Iherefon'  made  irregular  or  curving,  freedom  from  traffic  and  more 
variety  in  street  jiictiires  being  thus  secured. 

Four  groups  of  buildings  serving  the  common  .social  needs  of  the  eommnnily  are 
provided.  It  is  believed  that  by  keeping  the  .social  grouj)  small  and  by  providing  ade(|uale 
facilities  for  its  activities  clo.se  at  hand,  it  may  develop  a greater  degree  of  coherence  and 
hence  greater  effect iv'ene.ss  as  a factor  in  the  life  of  the  whole  city. 

Two  parks  of  4.o  acres  and  3.S  acres  respectively  are  provided  and  two  })laygrounds 
of  2.7  ami  2.3  acres.  The  latter  are  directly  connected  with  a .school  building  so  that 
they  may  .serve  both  as  .school  and  public  playgrounds,  the  .school  building  being  utilized 
as  a fieldhou.se  and  social  center  out  of  .school  hours. 


Bird’s-eye  View  of  the  Quarter-Section 


91 


VI  TV  R K S 1 1)  E i\  T I AL  LA  X 1)  I)  E } ' E L 0 P M E X 1 


Excei)t  for  a few  ai)artnient  buildings  only  single  family  dwellings  are  ])rovided. 
Dwellings  are  set  not  less  than  l.>  feet  hack  from  the  street  line  and  10  feet  from  side 
lines.  At  intervals  a group  is  set  farther  haek  so  as  to  avoid  a monotonous  row  of  facades 
and  to  provide  opportunity  for  interesting  front  garden  treatment.  Houses  in  hloc*ks 
have  a passage  between  each  })air  giving  aeeess  from  the  street  to  the  rear  yard,  the 
necessity  of  alleys  being  thus  obviated. 


imm' 

QUApitR-ircTion  ■ ""'CiTYort  hka^o’ 

.id 

Plan  by  Alfked  H.  Yeomaxs 


KKV  TO  I'LAX 


A.  Church. 

E.  .Auditorium. 

n. 

Stores  and  Offitx-s. 

K. 

Private  Park. 

H.  School. 

F.  Fire  House. 

I. 

.Apartments. 

L. 

Public  I’ark. 

C.  lAxige  Hall. 

G.  V.  M.  C.  A. 

J. 

Houses. 

M. 

Playground. 

I).  Public  Library. 

For  statistical  data  relating  to  this  plan  see  tables  pp.  Plan  No.  17. 


IV.  NOX-COMPETITIVE  PLAN 


BY 


Frank  I.loyd  Wright 


96 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


PLAN  liY  FRANK  LLOYD  WJDGHT 

“Fool!  The  Ideal  is  within  thyself.  Thy  eondition  is  but  the 
stuff  thou  shall  u.se  to  shape  that  same  Ideal  out  of.” — Carlyle. 

ACCEPTING  the  characteristic  aggregation  of  business  buildings,  hats,  apartments, 
and  formal  and  informal  dwellings  for  well-to-do  and  poor  natural  now  to  every 
semi-nrban  section  about  Chicago,  this  design  introduces  only  minor  modifica- 
tions in  harmony  with  the  nature  of  this  aggregation. 

The  projiosed  site  locates  the  given  tract  upon  the  prairie  within  eight  miles  of  the 
city’s  center,  and  so  makes  it  an  integral  feature  of  Chicago.  The  established  gridiron  of 
(’hicago’s  streets  therefore  has  been  held  as  the  basis  of  this  subdivision.  The  desired 
improvements  have  been  effected  by  occasiomil  widening  or  narrowing  of  streets,  shifts  in 
the  relation  of  walks  to  curbs,  the  provision  of  an  outer  border  or  parkway  planted  with 
shrubbery  to  withdraw  the  residences  somewhat  from  the  noisy,  dusty  city  streets  (shelters 
in  which  to  await  c;irs  Jtre  features  of  this  parkway  at  street  crossings),  the  arrangement  of 
a small  decorative  park  .system  ])lanned  to  diversify  the  .section  in  the  simplest  and  most 
generally  effective  manner  possible,  and,  finally,  the  creation  of  a new  .system  of  resub- 
division of  the  already  established  blocks  of  the  gridiron. 

Grouped  within  the  small  park  .system  are  recreation  features  such  as  groves,  open 
playgrounds,  tennis  courts,  jiools,  music  pavilion,  athletic  field,  and  sheltered  walks.  The 
groups  are  .so  jilanned  that  adults  and  young  people  are  attracted  to  the  less  cpiiet  portion 
of  the  park  near  the  public  buildings,  the  children  and  more  (|uietly  inclined  adults  to  the 
small  park  in  the  ojiposite  direction. 

The  inevitable  drift  of  the  population  toward  the  business  center  of  the  city  is  recog- 
nized in  the  gronjting  of  the  business  buildings,  more  formal  dwellings,  and  apartment 
buildings,  hirge  and  small,  on  the  streets  next  to  the  railway  going  to  the  city’s  center. 
A branch  bank,  post  office,  temple  of  worship  and  .secular  chibhou.ses,  branch  library  and 
exhibition  galleries,  cinematogra])h  and  branch  of  civic  theater  are  also  grouped  with  the 
business  buildings;  but  all  the.se  are  groujied  as  features  of  the  small  jtark  .system.  To  the 
rear  of  the  theater  and  also  located  on  the  street  railway  to  town  is  the  central  heating 
j)lant  and  garbage  reduction  plant  witli  smokestacks  made  into  sightly  towers.  Here 
also  there  is  a public  garage  and  near  the  center  of  this  side  of  the  block  a public  produce 
market  is  designed  in  the  form  of  a large  open  court,  the  court  ])aved  and  screened  from 
the  park  by  a simple  pergola. 

The.se  various  Ituildings  are  all  utilized  as  “background”  buildings  and  .so  are  con- 
tinnonsly  banked  against  the  noi.sy  city  thoroughfare,  and  the  upper  stories  are  carried 
overhead  acro.ss  intervening  streets  to  give  further  ])rotection  from  dust  and  noi.se,  and  to 
provide,  in  a jiictiirestpie  way,  economically  roofed  .space  for  the  combination  business  and 
dwelling  establishments  that  cling  naturally  to  the  main  arteries  of  traffic. 

By  thus  drawing  to  one  side  all  the  buildings  of  this  nature  into  the  location  they 
would  naturally  prefer,  the  greater  mass  of  the  subdivision  is  left  quiet  and  clean  for  resi- 
dence purpo.ses.  No  attempt  is  made  to  change  the  nature  of  the.se  things  as  they  nat- 
urally come.  The  commercial  buildings,  however,  are  arranged  with  a system  of  interior 
courts  which  care  for  all  the  necessities  that  are  unsightly.  Space  is  thus  provided,  quietly 


P L A X n }'  F R A X K L L 0 }'  1)  If’  RI  G II  T 


1)7 


and  in  order,  adapted  to  all 
eoininereial  re(inirenients,  with 
^reat  economy  of  expenditure 
necessary  for  exterior  effect,  and 
without  the  exposure  of  un- 
sipfhtly  conditions.  The  market 
has  been  treated  as  a desirable 
picturescpie  feature  of  the  whole 
arrangement.  The  bank  and 
post  office  are  located  where 
they  will  be  passed  morning  and 
evening  to  and  from  the  city  as 
are  the  various  shops.  There  is 
but  one  temple  for  worship,  but 
there  are  sectarian  clubrooms 
opening  on  courts  at  the  sides 
and  rear  and  in  connection 
with  it. 

The  library  has  top-lighted 
galleries  for  loan  collections  and 
a cinematograph  hall.  With  this 
library  are  grouped  sej)arately  a 
bovs’  club,  branch  of  Y.  M. 
C.  A.,  and  apartments  for  men. 
The  school  buildings,  kindergar- 
ten, teachers’  departments,  and 
Y.  W.  C.  A.  building  are  grouped 
on  the  opposite  side  of  the 
quarter-section  on  the  axis  of  the 
children’s  recreation  grounds. 
A shallow  boating  and  swimming 
pool  and  a zoological  loan  col- 
lection from,  say,  Lincoln  Park 
are  features  of  the  park  system 
on  this  .side.  All  building  groups 
have  internal  green  courts  for 
privacy  as  well  as  their  relation 
to  public  plaj^ground,  greens- 
ward, and  shrubbery.  The 
space  between  this  park  j)ortion 
of  the  (juarter-section  and  the 
outside  city  street  to  the  south 
is  devoted  to  an  inexpensive 
type  of  detached  dwelling,  with 


I 


Hini)’s-EYE  View  oe  the  Quarteh-Section 


98 


* CITY  RE  S 1 1)  E \ T I A L L A .V  I)  1)  E V EL  0 P M E S T 


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Pl.AN  IIY  Fhank  1>loyu  Wuight 


KKY  TO  I’l-AX 


A. 

Park  for  children  and  adults.  Zoiilog- 

.1. 

Produce  market. 

s. 

ieal  gardens. 

K. 

I'niver.sal  temple  of  worship,  non- 

H. 

Park  for  young  iwople.  Bandstand, 

sectarian. 

I'. 

refectory,  etc.  .\lhletic  field. 

L. 

.Vpartment  building. 

C. 

Lagoon  for  aquatic  sports. 

M. 

Workmen’s  semi-detached  dwellings. 

r. 

1). 

Lagoon  for  skating  and  swimming. 

.\. 

Four  and  five  room  apartments. 

V. 

E. 

Theater. 

O. 

Stores  with  arcade. 

F. 

Heating,  lighting,  and  garbage  reduc- 

P. 

Post  Office  branch. 

w 

tion  plant.  Fire  department. 

Q. 

Hank  branch. 

X. 

G. 

Stores,  ;{  and  4 room  apartments  over. 

U. 

Branch  library,  art  galleries,  museum. 

Y. 

11. 

(iymnasium. 

and  moving  jiieture  building. 

Z. 

1. 

Natatorium. 

STA  l’ISriCAI.  DA'l'A 

Two  and  throe  room  ajjartmonts  for 
men. 

Two  and  throe  room  apartments  for 
women. 

Public  seliool. 

Seven  and  eiglit  room  houses,  la-tter 
class. 

Two-flat  buildinf^.s. 

Two-family  houses. 

Workmen’s  lumse  groups. 

Domestic  science  group.  Kinder- 
garten. 


304  Seven  anil  eight  room  hou.'ies. 

120  Two-flat  buililings,  five  and  six  room.s. 

IS  Four-flat  buildings,  four  and  five  room.s. 
fi  Fourteen-family  workmen’s  house  groups. 

12  Seven-room  semi-detached  workmen's  houses. 


6 Apartment  buildings,  aeeommodating  220  families  in  all. 

4 Two  and  three  room  apartment  buildings  for  women,  accom- 
modating 2.")0  to  300. 

Total,  1032  families  and  15.10  individuals  (minimum). 


P L A y li  }'  F R A y K L L 0 Y J)  lY  R I G II  T 


9!) 


closed  interior  courts.  Facing  the  outside  city  street  are  modest,  grouped  cottages 
1‘or  working  men  and  women, 

Tlie  division  of  the  small  ]>ark  systems  into  two  groups  draws  the  children  going  and 
coming  from  school,  kindergarten,  and  playground  in  the  direction  opposite  to  the  business 
(piarter. 

The  remainder,  the  larger  proportion  of  the  (luarter-section,  has  been  left  intact  as  a 
residence  park,  develoj)ed  according  to  the  ])rincij)le  of  the  “(piadni{)le  block  plan,”  This 
remaining  area  has  been  kept  as  large  and  nnbroken  as  possible,  as  it  is  from  the  sale  of 
this  property  that  the  profit  would  come  that  would  make  the  park  system  ])ossible. 

In  this  real  l)ody  of  the  subdivision  an  entirely  new  arrangement  of  the  resubdivision 
of  property  is  shown,  dispensing  with  alleys,  and  wherein  the  simple  expedient  of  an 
established  building  line  proteets  every  individual  householder  from  every  other  one  and 
insures  maximum  community  benefits  for  all. 

At  the  same  time  it  is  possible  to  put  as  many  houses  in  all  necessary  variety  ui)on  the 
ground  (several  schemes  of  arrangement  are  shown),  and  still  maintain  these  benefits, 
as  is  possible  now  under  the  wasteful,  absurd,  and  demoralizing  practice  which  universally 
obtains,  wherein  the  unsightly  conditions  of  city  life  are  all  exposed  to  the  street,  and 
either  a dirty  alley  is  open  to  the  sides  of  the  l)locks  or  useless  rear  courts  are  left  with  all 
outhouses  abutting  upon  them,  rendering  the  prospect  of  the  entire  neighborhood  un- 
sightly to  every  one  and  making  impossible  any  real  privacy  for  any  one.  Fnder  the 
present  system  of  subdivision,  all  attempts  at  beautifying  the  premises  may  j)rove 
futilities,  as  any  man  turned  loose  upon  his  own  lot  may  render  himself  obnoxious  to  his 
neighbors. 

The  “(juadruple  block  plan”  will  prove  immune  from  the  jmssibilities  of  such  abuse. 
Each  householder  is  automatically  })rotected  from  every  other  householder.  He  is  the 
only  individual  u])on  the  entire  side  of  his  block.  His  utilities  are  grouped  to  the  rear 
with  his  neighbors’  utilities,  and  his  yard,  front  or  rear,  is  j)rivately  his  own.  His  windows 
all  look  upon  open  vistas  and  up»)n  no  one’s  unsightly  necessities.  His  building  is  in 
unconscious  but  necessary  grouping  with  three  of  his  neighbors’,  looking  ont  upon  har- 
monious groups  of  other  neighbors,  no  two  of  which  would  present  to  him  the  same  eleva- 
tion even  were  they  all  cast  in  one  mould.  A suecession  of  buildings  of  any  given  length 
V)y  this  arrangement  presents  the  aspect  of  well-grouped  buildings  in  a j)ark,  of  (freatcr 
picturesque  variety  than  is  possible  ivliere  fagade  foUou's  fagade. 

Architectural  features  of  the  various  buildings  in  the  general  public  group  recognize 
and  emphasize  in  an  interesting  way  the  street  vistas,  and  nowhere  is  symmetry  obvious 
or  monotonous.  The  aim  has  been  to  make  all  vistas  ecpially  picturesque  and  attractive 
and  the  whole  cpiietly  harmonious. 

The  virtue  of  this  plan  lies  in  the  j)rinciple  of  subdivision  underlying  its  features 
the  practical,  economic,  and  artistic  creation  of  an  intelligent  system  of  subdivision,  insur- 
ing greater  privacy  together  with  all  the  advantages  of  co-operation  realized  in  central 
heating,  shorter  sewers,  well-ordered  recreation  areas,  the  al)olition  of  all  alleys,  fewer  and 
shorter  cement  walks  and  driveways,  and  airiness  of  arrangement  in  general  with  attractive 
open  vistas  everywhere.  Always  there  is  the  maximum  of  buildings  upon  a given  ground 
area,  dignity  and  privacy  for  all. 


100 


CITY  RESIDENTIAL  LA  N D DEVELOP  M E N T 


•cf 


P L A \ n Y F R A S K L L 0 V I)  IV  RIGHT 


101 


EXPLANATION  OF  ALTERNATIVE  BLOCK  ARRANGEMENTS 


A.  Quadruple  re-suhdivisioii  of  city  block  by  means  of  single 
cross  street  and  parterres  into  four  sub-blocks.  Four  houses 
grouped  at  center  of  each  .sub-block  about  an  interior  court 
enclosed  by  low  walls  — *1'^  enclosure  available  to  each 

of  the  four  hou.ses. 

One  entrance  to  one  house  only  on  each  side  of  each  sub- 
block. No  alleys  — houses  revolving  in  plan  so  that  living- 
rooms  and  verandas  face  outward  and  kitchens  inward  to 
courts.  .\  single  plan  used  tlms  is  always  presented  at  a 
different  angle  in  harmonious  groups  of  four. 


B.  Same.  Single  cross  street  — no  parterres.  Houses  grouping 
across  the  streets  increasing  interior  court  gardens  and  giving 
direct  acce.ss  from  street  to  all  houses  without  parterres. 

C.  Same.  Each  of  the  four  houses  moved  to  exterior  angles  of 
the  four  lots  of  the  sub-block  — grouping  uniformly  in  fours 
equally  distant  from  each  other  both  ways,  garages  at  center. 
Each  group  connected  by  low  walls  about  eight  feet  back 
from  public  walks.  Major  area  of  each  lot  suited  for  private 
u.se  as  a garden. 

Schemes  might  l)c  rhythmically  interchanged  in  .some  well- 
balanced  arrangements. 


There  is  an  idea  in  this  ])lan  of  snl)division  which  I believe  to  be  valuable  to  the  city 
{ind  ininiediately  available  wherever  sevenil  blocks  remain  without  substantial  improve- 
ment, because  it  may  be  put  into  practice  without  concession  to  the  cupidity  of  the  tiverage 
real  estate  man,  since  he  gets  as  many  lots  to  sell  under  this  system  as  he  does  in  the  one 
now  in  use.  [Moreover,  the  (luadruple  arrangement  insures  to  the  purchaser  greater  free- 
dom and  jirivacy  with  no  decrease  of  any  privileges  he  now  enjoys.  It  is  as  valuable  for 
low  cost  cottages  as  for  luxurious  dwellings. 

Artistically  this  ])rinciple  is  suscejitible  of  infinite  variety  of  treatment  without  sac- 
rificing the  economic  advantages  which  the  hou.seholder  gains  through  commercial  repeti- 
tion and  to  which  he  is  entitled.  The  individual  unit  may  vary  harmoniously  and  effect- 
ively with  its  neighbors,  without  showing  as  under  present  conditions  veritable  monotony 
in  the  attempt  to  be  different. 

In  skilled  hands  the.se  various  treatments  could  rise  to  great  beauty,  but,  even  if 
neglected,  the  nature  of  the  jdan  would  di.scipline  the  average  impulse  of  the  ordinary 
builder  in  a manner  to  insure  more  harmonious  results. 

Other  rhythms  in  grouping  than  those  suggested  here  are  easily  imagined,  .so  that  all 
the  charm  of  variety  found  in  the  Gothic  colleges  of  Oxford  could  easily  find  its  way  into  the 
various  workings  of  the  underlying  scheme. 

[Much  has  been  written,  said,  and  done  recently  in  relation  to  civic  planning  all  over 
the  world.  For  the  most  part,  what  has  haiipened  with  ns  in  this  connection  is  what  has 
happened  to  us  in  individual  building:  we  are  obses.sed  by  the  old  world  thing  in  the  old 
world  wav  with  the  result  that,  in  this  grim  workshop,  our  finer  po.ssibilities  are  usually 


CITY  RESIDES  T I AL  LASD  DEVELOPMEST 


10-> 


lianded  over  to  fashion  and  sham.  Confusing  art  with  manners  and  aristocracy,  we  ape 
the  academic  Gaston  or  steal  from  “My  Lord”  his  aflmirable  traditions  when  onr  own 
j)roblems  need,  not  fashioning  from  without,  but  development  from  unthin. 

Frank  Lloyd  \Vkk;ht. 


V.  REVIEWS  OF  THE  PLANS 


4> 


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WlK*  .4k  V " 


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liEVIFU'S  OF  rilF  PLAXS 


105 


/ESTHETIC  REVIEW  OF  THE  PLANS 

By  William  B.  Faville,  F.  A.  I.  A. 

The  major  portion  of  tliis  review  is  confined  to  an  analysis  of  the  [)lan  placed  first, 
for  this  plan  most  clearly  illustrated  the  points  discussed  in  the  review;  hut  the 
analysis  holds  ecpially  in  reference  to  the  other  plans  in  so  far  as  the  points 
discussed  are  embodied  in  or  omitted  from  them. 

Most  of  the  ])lans  are  lacking  in  emotional  expression — they  fail  to  realize  that 
the  temperamental  nervousness  which  characterizes  ns  as  a people  must  find  an  outlet 
in  variety  and  not  in  monotony;  that  this  slionld  be  expressed  by  the  foiling  of  sweej)- 
ing  roads  against  dignified  ajiproaches;  of  playfulness  and  charm  against  severity;  of 
pictnresciiie  effects  against  formal  vistas.  They  fail  in  the  endeavor  to  create  in  i)lan 
an  expression  of  the  varying  emotions  of  which  life  is  fnll,  and  to  portray  the  ideals  for 
which  onr  civilization  is  striving,  all  of  which  it  is  possible  to  denote  within  the 
limitations  jirescribed  by  good  taste  in  architectural  and  aesthetic  experiences. 

Many  of  the  j)lans  fail  because  of  the  even  tone  or  density  of  population  over  the 
entire  area  and  because  they  introduce  only  slight  variations  from  the  American  type 
of  city  plan,  which  is  that  of  streets  crossing  at  right  angles  with  occasional  diagonals 
thrown  in  for  good  measurement,  a type  of  i)lan  resulting  from  defective  planning 
principles. 

The  geometrical  type  based  on  a unit  capable  of  endless  repetition,  as  suggested  by 
several  of  the  ])lans  and  distinct  from  the  gridiron  type,  has  been  carefully  developed 
by  theorists  in  the  past,  but  not  often  followed  in  construction.  The  rigidity  and  monotony 
of  this  type  of  solution  has  not  met  with  the  api)roval  of  the  city  builders  and  happily 
has  been  left  behind. 

Many  of  the  solutions  have  i)rovided  adecpiately  for  the  physical  and  social 
development  of  the  prospective  inhabitants  l)y  parks,  playgrounds,  and  centers  of 
amusements,  while  the  development  of  {esthetic  .sensibility  is  fostered  by  sweeping 
boulevards,  isolated  dwellings,  ample  space  for  private  parking,  effective  j)lanting  and 
reasonable  vistas  with  dignified  j)osilions  for  imporfant  buildings,  the  busine.ss  portions 
being  locaitetl  coinlorf{d)ly  {uljiicent  to  the  tninsporttition  Licilities. 

The  arrangement  of  the  individual  hou.ses  upon  their  res])ective  lots  as  suggested  by 
the  i)lan  on  page  98  is  worthy  of  note  as  fundamentally  different  from  that  indicated 
by  the  plans  on  ])ages  11,  17,  and  'il. 

It  is  i)leasant  to  refer  to  the  plan  placed  first,  for  its  composition  is  happy  and  jus- 
tified by  {inalysis.  The  author  shows  thoughtful  and  keen  appreciation  of  {esthetic 
Vtdues  {ind  holds  chtirm  cind  trcinciuillity  to  be  as  v{ihud)le  assets  {is  the  succe.ssful 
{irningement  of  the  more  domimint  jairts  of  the  composition. 

The  nuissing  of  the  population  on  the  outer  portion  of  the  plan,  leaving  the  heart 
or  the  most  {iccessible  jiortion  for  the  p{irks,  for  recre{ition,  {ind  for  points  of  gatheiing 
is  a measure  of  practical  wisdom. 

The  solution  is  happily  free  from  cul-de-sacs,  which  block  air  circulation  as 
thoroughly  {is  they  do  that  of  traffic  and  which  are  defecfi\e  in  legaid  to  policing. 


10(5 


CITY  REHID  EX  TIAL  LAXD  J)E  VETO  EM  EXT 


fire,  Iiaiidlin^'  of  mohs,  etc.  It  is  also  free  from  endless  straight  streets  with  their 
(‘ddying  drafts. 

The  arrangement  of  the  “ Plaee  A”  is  most  hai)])v  with  its  simple  and  imexpeeted 
naive  ((iiality— formal  hnt  not  too  impressive,  free  from  the  colossal  stiii)idity  of  the 
many  civic  centers  which  are  being  foisted  njxni  American  cities — lacking  in  imagi- 
nation and  fnll  of  monotony,  d'he  “Place  A”  of  the  pre.sent  plan  has  in  it  the  joy  that 
abounds  in  the  plaza  at  Venice  and  is  cai)able  of  a diversified  development.  Its  latent 
charms  could  be  easily  realized  under  favorable  conditions. 

There  .seems  no  reason  whv  an  added  charm  should  not  have  been  included  bv 
developing  some  of  the  short  roadways  by  turns  or  sweeps  of  intimate  character  instead 
of  nearly  always  adhering  to  the  straight  road,  although  the  well  defined  sweeping 
boulevard  might  .seem  sufficient. 

One  could  wish  that  some  definite  focal  |)oint  of  interest  had  been  added  to  the 
composition,  for  it  .seems  to  lack  this  accent  of  building  or  monument,  sui)ported  by 
adeciuate  surroundings,  and  providing  an  element  of  formal  dignity. 

This  ])lan  includes  many  of  the  ideals  which  make  for  efficiency  and  shows  the 
])o.ssibility  of  creating  a .section  in  which  the  development  of  the  “Young  American” 
may  go  forward  under  favorable  conditions,  due  at  least  in  j>art  to  the  restraint  which 
a.ssociation  with  objects  of  fine  sentiment  exerci.ses  and  the  refining  influence  which 
comes  from  .seeing  the  eommon  things  of  life  made  beautiful,  d'he.se  oj)portunities 
are  at  hand,  for  architecture  in  America  is  c(iual  to  that  lu'ing  cnaited  in  any  other 
eountry  and  the  {esthetic  (jiudity  of  the  American  home  is  e(jnal  to  that  of  homes  in 
other  hinds. 

The  lack  of  unity  and  the  general  ugliness  of  the  tyjiicad  American  urbiin  or  sub- 
urban residence  district  is  largely  due  to  the  lack  of  a single  or  composite  controlling 
intelligence.  The  principle  .seems  established  that  an  area  to  be  imjiroved  for  residence 
jmrpo.ses  develojis  best  when  all  building  operations  are  controlled  by  an  individmd, 
corporation,  or  board.  Better  scientific,  lesthetic  and  economic  results  are  thus  pro- 
duced than  when  the  building  ojierations  are  handled  by  individual  owners,  (’heap- 
ness  and  ea.se  of  construction  are  also  thus  .secured  by  eliminating  the  middle  man,  his 
|)rofits,  and  his  discordant  views;  and  by  grouping  the  units  erected  upon  small  lots, 
effects  are  obtained  tluit  otherwi.se  would  be  impossible. 

In  analyzing  a phin  for  a single  (luarter-section  such  as  that  jiresented  it  is  difhcult 
not  to  consider  its  relations  to  the  whole  city  of  which  it  forms  an  integral  jiart  and 
the  effect  which  would  result  if  this  unit  were  to  be  repeated  as  ;i  successful  .solution. 

The  nece.ssity  of  main  arteries  connecting  the  .section  with  the  heart  of  the  city  is 
apjiarent,  but  the  jilanning  of  the.se  is  not  involved  in  this  problem. 

It  must  be  contes.sed  that  one  views  these  solutions,  charming  as  they  nuiy  be,  with 
some  ajiprehension,  when  confronted  with  the  difficulty  of  protecting  a community 
with  such  regulations  that  the  original  charm  of  the  plan  nuiy  not  be  lost  sight  of  or  be 
destroyed  in  the  years  to  come  by  the  individual  who  wishes  to  express  .Vmericaii  freedom 
of  individual  action  by  altering  his  own  juirticuhir  holding,  thereby  marring  the  effect 
as  a whole. 

In  revii'wing  the  colleeteil  jilans  one  feels  that  the  (’ity  (’Inb  of  ('hicjigo  is  to  be 


REVIEWS  OF  THE  PLANS 


107 


congratulated  u])on  securing  so  many  from  whicli  to  draw  eomiiarisous  by  which  prog- 
ress in  the  (leveloj)iueut  of  the  idea  is  made  possible.  It  is  also  to  be  congratulated  on  its 
endeavor  to  place  before  the  public  in  intelligible  form  this  data  uj)on  a subject  of  such 
vital  importance  to  our  rapidly  developing  country. 


108 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


/KSTHETK’  HEVIEW  OF  THE  PLANS 


By  Albert  Keusey,  F.  A.  I.  A. 

ChicJ  of  the  Diriinon  of  Municipal  Improvements,  Ij>nisiana  Purchase  Exposition 


IN  c()ini)lying’  with  the  re(iue.st  that  1 .should  review,  from  an  aestlietie  i)oint  of  view, 
the  valuable  and  interesting  .set  of  drawings  submitted  in  the  competition  for 
the  planning  of  a (piarter-.seetion,  instituted  by  the  ('ity  ('Inb  of  (diieago,  I take 
pleasure,  first  of  all,  in  endorsing  the  findings  of  the  jury. 

It  .seems  to  me  that  the  consideration  which  should  control  the  laying  out  of  this 
tract  must  be  architectural — architectural  not  only  with  regard  to  buildings,  but 
architectural  with  regard  to  the  arrangement  of  streets  and  s(jnares,  and  the  character 
and  arrangement  of  the  i)lanting  as  well. 

The  elements  of  the  problem  are  circulation,  hygiene,  and  beauty. 

('ircnhition,  that  is,  the  arterial  .system  with  its  parkings,  .sewers,  pipes,  wires, 
street -fixtures,  etc.,  is  of  first  importance — hygiene,  or  the  general  salubrity  of  the  tract 
comes  next.  Beauty,  or  the  ])leasnrable  ajipearance  of  the  tract  comes  last,  but  not 
least,  in  that  it  re])resent.s  the  harmonions  blending  of  tho.se  features  which  rise  from 
the  j)lan  with  the  plan  it.self.  Tims  the  j)lan  and  its  developments  are  one  and  in.sej)- 
arable,  and  moreover  in  an  intensive  j)roblem  of  this  kind  where  housing  is  the  main 
consideration,  the  design  is  manifestly  an  architectural  problem  from  start  to  finish; 
though  the  architect,  I gladly  admit,  re(inires  the  invaluable  collaboration  of  an  engineer 
and  a landsca])e  architect  just  as  he  requires  the  invaluable  collaboration  of  a mechanical 
engineer  and  a heating  expert  in  the  designing  of  an  office  building. 

The  designs  as  a group  .seem  to  indicate  that  the  competitors  understand  that  long, 
narrow  lots  form  an  undesirable  and  wasteful  distribution  of  prop(‘rty;  that  instead  of 
long,  monotonous,  wind-swept  arteries,  curving  streets  arranged  to  di.sconrage  heavy, 
direct,  through  traffic  are  the  (piiete.st  and  most  home-like;  and  lastly,  that  certain  free 
o])en  spaces  are  es.sential  for  recreation,  ventilation  and  artistic  effect. 

1 have  been  comj)elled,  in  the  interests  of  fairness,  to  dwell  upon  the  central  idea 
conveyed  by  each  ])lan  almost  to  the  exclusion  of  supplemental  drawings,  believing 
that  the  plan  indicates  j)ossibilities  far  better  than  merely  embryonic  pictures. 

In  the  first  jjrize  design,  by  Mr.  Bernhard,  it  is  interesting  to  note  that  he,  like  many 
of  the  com])etitors,  has  felt  that  each  side  of  the  (inarter-.section  shoidd  be  tied  in  in- 
timately with  the  adjoining  arterial  system  and  should  not  be  treated  like  a detached 
and  i.solaled  unit  nor  like  a complete  and  self-sufficient  city.  Examining  his  j)lan  in  detail 
I find  that  he  has  linked  many  of  his  streets  to  adjoining  city  thoroughfares  with  sim- 
})licity  and  directne.ss,  while  his  monumental  approach  is  not  intemh'd  to  j)rodnce  a stn- 
])endons  effect,  though  it  gives  ample  emphasis  to  the  tract,  which  to  b(‘  sim*  is  but  one 
of  many  units  entering  into  the  composition  of  a great  city.  The  one  looj),  circling  through 
and  bi.secling  les.ser  thoroughfares,  is  (jiiite  sufficient  to  give  ea.sy  acce.ss  to  all  (inarters, 
to  individualize  the  district,  and  to  create  pleasant,  ever-changing  ptM’spectives.  The 
manner  in  which  he  has  compacti'd  j)opnlation  at  the  strategic  point,  adjacent  to  the 
intersection  of  the  looj)  and  his  monumental  approach,  thus  providing  for  the  maximum 


R K V / E If'  S 0 F r II  E r L A .V  S 


109 


nuinher  of  families  witliout  si)readiiig  over  too  miieh  ground,  shows  imaf^iiiatioii  and  a 
desire  to  create  sometliinj?  big',  interesting,  and  |)ictnres(|ne.  Likewise  the  manner  in 
wliieli  he  has  i)rovi(U‘d  for  ever  increasing  ()j)enness  and  (inietness  in  the  center  of  the 
model  (|narter-section  is  good  l)eyond  ])raise.  Considered  only  from  an  {esthetic  point 
of  view,  this  openness  in  conjnnction  with  the  densely  built  np  (jiiarter  must  provide  an 
agreeable  contnist,  not  unlike  the  one  actually  executed  at  Forest  Hills  (iarden,  Long 
Island,  where  those  residing  in  lofty  Hats  enjoy  a view  of  thecottjige  g{irden  arrangement 
near  by  {ind,  conversely,  those  living  in  cottages  with  gardens  may  delight  their  eyes 
gazing  at  the  totally  diH'erenl,  lofty  {ind  ])ictiires((ne  sky-line  opposite. 

In  general,  there  is  a hap])y  suggestion  of  Iniving  tried  to  provide  a me{ins  of 
friendly,  social,  neighborly  intercourse  which  is  distinctly  American  and  therefore,  to 
my  mind,  in  agree{d)le  contrast  to  the  suggestions  of  restr{dnt  presented  by  that  official 
type  of  academic  st{ige-setting  which  is  so  })opnhir  in  continent{d  Fnirope,  where  {i 
j)atermdistic  formality  so  often  dominates  the  character  and  development  of  :i 
neighborhood.  He  has  b('en  governed  by  local  conditions. 

Unfortunately  his  general  ])erspective  as  well  as  his  det idled  illnstnitions  do  not 
adefiuately  represent  the  ])ossibilities  of  his  most  excellent  ])lan.  Also,  as  in  all  the 
other  snbmissions,  his  does  not  make  the  most  of  the  possibilities  of  tree  jHanting,  which 
is  the  more  noticea])le  iifter  having  jwovided  so  well  for  varied  and  attractive  tyi)es  of 
housing.  Blit  as  a whole,  the  layout  shows  such  knowledge  as  to  the  unifying  and 
individualizing  of  the  architecture,  massing  and  grouping  of  buildings,  and  the  sejiarat- 
ing  and  placing  of  diH'erent  tyjies  of  construction,  as  to  .sugge.st  that  with  further  study 
and  careful  execution  only  a most  charming  .settlement  could  result.  The  locating  of 
public  and  -semi-j)ublic  buildings  is  good,  while  the  idea  of  i|uiet,  restricted  j)arks  in  the 
center  of  many  'of  his  re.sidential  blocks  would  undoubtedly  jirove  exceedingly  iiojiular. 

Although  he  does  not  recommend  the  indehnite  multijilication  of  his  .scheme,  I 
have  a feeling  that  it  might  nevertheless  be  alternated  with  one  or  two  other  .schemes, 
to  the  general  jihy.sical,  arti.stic,  Jind  social  betterment  of  more  than  one  growing  district 
in  more  than  one  greiit  city. 

The  second  jirize  design,  by  Mr.  (’omey,  is  simple  {ind  .sensible.  It  luis  one  {ulv{in- 
t{ige  over  the  first  prize  design  in  its  {ipj)lic{ition  to  officially  jirojected  gridiron  jilans; 
{ind  that  is,  that  it  provides  for  the  diagonal  circulation  (if  only  in  one  direction)  onr  cities 
so  iienerallv  neetl.  The  scheme  is  economical  and  conijiaid.  I he  social  center  is  dis- 
tinctly  good.  But  his  division  of  jirivate  jiarcels  of  property  into  tairly  long,  narrow 
lots,  abutting  upon  other  fairly  long  and  narrow  lots  is  jioor,  as  it  jirovides  many  un- 
inviting back-yard  vistas.  The  diagram  showing  .sections  of  diHerent  types  of  street 
subdivisions  is  interesting  though  neither  imaginative  nor  comjilete.  Of  this  I shall 
have  something  to  siiy  in  my  summing  uj). 

.Esthetically  the  .socijil  or  civic  center  oHers  Hue  possibilities,  but  as  a whole  the 
scheme  is  monotonous  <ind  a little  too  busine.sslike;  though  the  designer  should  be  jiraised 
for  establishing  an  interior  as  well  as  an  exterior  building  line,  even  though  he  does  not 
suggest  any  means  of  taking  advantage,  {esthetically,  of  the  fine  ojien  sp{ices  he  has 
been  at  such  pains  to  jirotect. 

The  third  prize  design,  by  Mr.  and  Mrs.  Lilienberg,  fu.ses  well  with  the  arterial  .sys- 


110 


CITY  REtilDEyTIAL  LAM)  DEVELOPMEST 


teni  of  tlie  adjoining  city;  provides  a double  diagonal  interior  circnlation  and  a fine 
center  for  ])iil)lic  buildings  and  recreation  spaces;  while  its  solid  rows  of  buildings  on  the 
outer  streets  wall  off  the  outside  world  and  its  distracting  noise  and  ugliness  to  the  im- 
mense advantage  of  property  in  the  center,  toward  which  all  street  vistas  have  been 
focused  upon  interesting  terminal  points.  The  four  corner  entrances  to  the  (piarter- 
section  are  most  inviting  and  the  alternation  of  wooded  streets  and  streets  without 
trees  is  good,  though  far  from  original.  All  in  all  it  is  a design  caj)able  of  consider- 
able artistic  development,  even  though  it  has  not  been  graced  with  a single  curved 
thoroughfare. 

Messrs.  Anderson’s  and  Reecer’s  design  is  bisected  rather  brutally.  The  circulation 
throughout  is  a little  too  direct  to  insure  that  quiet  and  .semi-isolation  which  is  always 
desirable  in  a residential  neighl)orhood.  The  linking  up  and  grouping  of  houses  sug- 
gests interesting  architectural  ])ossibilities,  though,  as  a whole,  the  design  .seems  to 
.scatter  a good  deal  and  is  as  lacking  in  variety  as  in  architectural  unity.  The  .system  of 
alleys  for  .service  use  suggests  forbidding  fences,  ugly  corners  and  unsightly  rubbish 
heaps;  in  fact,  anything  but  j)leasant  outlooks. 

Mr.  Boynton’s  .scheme  seems  a little  fantastic,  though  it  must  be  admitted  the  cir- 
culation is  distinctly  good;  on  the  other  hand,  the  amount  of  land  given  over  to  public 
areas  seems  out  of  all  proj)ortion  to  what  is  left  for  private  use, 

Messrs.  Brazer’s  and  l{obl)’s  design  is  not  onlv  fantastic  but  wantonlv  wasteful 
in  its  })retentiously  un-American  effort  to  create  spectacular  focal  ])oints.  There  is, 
however,  a considerable  amount  of  cleverne.ss  and  skill  disj)layed  in  the  arrangement, 
as  many  features  have  been  well  “staged”;  and,  in  con.sequence,  the  magnificent  circula- 
tion is  overwhelming,  while  many  of  the  residential  streets  are,  strange  to  say,  never- 
theless interesting  and  cpiiet.  Ibit  all  in  all  the  design  is  a tour-de-force  which  does  not 
show  a .serious  uiulerstanding  of  actual  social  conditions. 

The  plan  by  Mr.  Fixmer  goes  to  the  other  extreme  in  its  compact  monotony  and 
regular  subdivision.  It  shows  little  knowledge  of  graceful  and  attractive  city-making, 
but  it  will  delight  .sordid  real  estate  operators  and  be  heartily  approved  by  the  average 
matter-of-fact  city  engineer.  It  is  treated  purely  as  an  engineering  j)roblem  and  as  such 
has  merit. 

The  neighborhood  unit  plan  with  its  civic  snb-center,  by  Mr.  Drummond, 

is  interesting  in  its  scheme  of  local  community  ownership  and  control  of  land. 

Some  thought  has  been  given  to  making  the  long  interior  courts  (piict  and 
beautiful.  Architecturally  the  design  shows  indei)endence  of  thought  and  attractive 
po.ssibilities. 

The  streets  on  Mr.  Lawrence’s  i)lan  tie  in  with  the  adjoining  (piarter-.sections  in  a 
manner  deserving  of  serious  consideration  from  an  aesthetic  as  well  as  a practical  point 
of  view.  Likewise  the  wide  radius  of  his  street  corners  is  to  be  commended.  I do  not, 
however,  like  the  way  his  playfields  and  courts  are  detached,  hidden,  and  adorned  with 
back  yards  when  they  might  so  easily  have  contributed  to  the  openne.ss  of  his  plan, 
without  losing  much  in  j)rivacy. 

Mr.  Pope’s  design,  while  a little  wasteful  in  its  distribution  of  land  and  fantastic 

in  the  grouping  of  hou.ses,  shows  a welcome  daring  in  venturing  to  suggest  a main  artery 


R KV  I E M ■ >S  0 F r II  E PL  A X S 


111 


widening  out  as  it  aj^proaelies  tlie  point  of  greatest  interest  and  importance.  Unfor- 
tunately the  indication  of  his  plan  is  far  inferior  to  his  perspective,  indicating  a funda- 
mental weakness  in  design  in  that  they  do  not  agree.  The  diagonal  groni)ing  of  l)iiildings 
is  wastefnl  hiit  might  he  made  very  ])leasing.  Indeed  it  might  j)rove  a good  way  to 
trap  the  maximum  amount  of  sunshine  for  each  home  and  fnlly  justify  it.self  thereby. 

There  is  something  distinctly  arehiteetnral,  j)ositive,  aiul  strong  about  Mr. 
Seluieliardt's  i)lan  making  it  capable  of  attractive  develoi)ment.  d'hongh  rather  fantastic 
it  is  yet  compact  and  businesslike.  There  is  notliing  rnral  or  artificially  countrified 
about  it. 

Mr.  Tireir.s  design,  while  a little  involved  and  weak  in  its  indication  of  grouping  the 
])rincii)al  buildings,  conld  easily  be  changed  to  j)rodnce  a series  of  most  attractive  pictures. 

Mr.  Yeomans’  scheme  apjx'ars  to  me  to  be  a little  too  rnral  in  arrangement  and 
not  (piite  simple  enough;  in  other  words,  most  of  his  streets  are  not  architectural,  though 
his  diagonal  thoroughfare  with  its  stores  and  offices  in  the  center  conld  be  made  very  in- 
teresting architecturally.  A row  of  trees  down  the  middle  of  this  shopping  slreet  wonld 
add  verdure  to  the  commercial  center,  without  ob.scnring  commercial  signs  or  interfering 
with  the  circidation  in  front  of  the  .stores — a point  which  apj)cals  strongly  to  the  practical 
slioj)-kcc])cr. 

The  rectangnlar  scheme  snbmitted  hors  concoins  without  unsightly  alleys,  but 
holding  somewhat  to  the  established  gridiron  j)lan  ol  ( hicago  with  its  small  units,  and 
especially  with  its  strong  eni])hasis  laid  on  the  flatness  of  the  region  in  which  it  is  snj)- 
posed  to  be  executed,  aj)i)eals  to  me  mightily  in  spite  of  the  inconvenient  arrangement 
of  its  arterial  .system,  which  is  distinctly  bad.  But  jnst  as  the  lofty  building  is  com- 
pelling, yearly,  smaller  and  smaller  svdxlivisions  of  city  property  in  order  that  a single 
building  may  receive  j)roper  light  and  ventilation  from  all  sides,  so  in  semi-snbnrban 
residential  districts,  as  suggested  by  this  design,  it  .seems  to  me  that  shorter  and  wider 
private  lots,  in  smaller  and  smaller  gronj)s,  offer  many  advantages.  .Mso,  as  it  is  no 
longer  thought  exi)edient  to  })lace  a hon.se  in  the  center  of  a j)roperty,  becan.se  greater 
openness  can  be  had  by  building  semi-detaclu'd  hon.ses,  spanning  every  other  party  line, 
or  by  building  detached  hon.ses  only  a lew  feet  from  every  other  j>arty  line,  .so  it  .seems 
to  me  that  the  author  of  this  “(iiiadrnple  bhx’k  plan  ’ design  has  brought  out  many 
jx)ints  worthy  of  close  study. 

The  decorative  effect  obtained  l)y  the  u.se  ol  connecting  walls,  arched  streets,  and 
the  general  striving  for  harmony  displayed  throughout,  make  me  feel  that  it  executed 
the  work  woidd  not  only  be  individual  and  artistic*  t)ut  distinctly  a])proj)riate  if  the 
arterial  .system  were  somewhat  modified.  I he  accomj)anying  persjx'ctives  illustrate 
his  intentions  far  better  than  those  submitted  by  any  other  contril)ntor,  while  the 
descriptive  text  comes  from  a thonghttnl  mind  thoroughly  familiar  with  the  splendid 
effort  bountiful  ( hicago  is  making,  with  such  signal  success,  to  better  her  jihysical  and 
s(X‘ial  conditions. 

If  I may  make  a suggestion  or  two  in  closing,  which  I venture  to  do,  realizing  full 
well  that  1 .shall  exceed  my  jirerogative  as  a reviewer  by  supiilying  ideas  of  my  own,  I 
wish  to  try  to  show  that  formal  tree  planting  as  an  organic  branch  of  cit\ -making  is 
architectural  and  somewhat  of  a science — something  more  than  the  mere  dotting  of  cnib 


112 


CITY  RESIDEyriAL  LAND  DEVELOPMENT 


lines  with  shade  trees.  It  must  take  into  eonsideration  tliose  rules  which  insure  niaxi- 
niuin  eft'eets  of  scale,  ])roi)ortion,  and  i)erspeetive;  and  it  has  therefore  seemed  to  me 
that,  especially  in  an  uninterestingly  flat  city  and  its  snhnrhs,  the  tree  arrangement 
as  well  as  the  kinds  of  trees  to  he  planted  under  differing  conditions  and  in  different 
((uarters  to  make  a (luarter-seetion  somewhat  pieturesfpie,  or  stately,  or  interesting 
as  the  case  may  he,  is  a matter  that  might  well  he  dwelt  upon  at  length.  To  make  my 
point  clear  I also  eontrihute  a single  diagram  illustrating  what  I am  about  to  deserihe, 
which  shows  what  an  effect  of  width  can  he  given  to  a narrow  street,  without  widening 
the  road-hed  or  increasing  the  width  of  the  j)nhliely  owned  area.  Also  attention  is 
called  to  other  advantages  gained  hy  planting  shade  trees  on  the  inside  of  the  sidewalk 
over  the  customary  alignment  on  the  outside  of  the  sidewalk.  Some  of  these  are: 

First  (and  to  recapitulate  so  as  to  make  the  summary  complete),  the  street 
perspective  is  vastly  imj)roved. 

Second,  the  trees  themselves  have  a better  chanee  for  their  root  system  to  breathe 
and  spread. 

Third,  the  lighting  fixtures,  fire  plugs,  etc.,  stand  free  and  therefore  j)erform  their 
functions  better;  and 

Fourth,  hy  leaving  the  road  lawn  free  and  unobstructed  there  is  thus  i)rovided  an 
accessible  space  for  underground  construction — pipes,  wire  ducts,  etc., — an  arrange- 
ment calculated  to  minimize  the  amount  of  necessary  and  costly  cutting  through  the 
road-bed  when  new  underground  .systems  are  installed  or  when  repairs  to  them  have' 
to  be  made,  thus  leaving  vehicular  traffic  at  such  times  virtually  uninterrupted. 

It  is  evident  this  arrangement  does  not  adaj)t  itself  to  streets  bordered  with  shallow 
yards,  but  it  is  only  intended  for  the  better  neighl)orhoods;  and  thus,  automatically, 
variety  in  street  foliage,  perspective  and  scale  takes  place.  In  short,  the  designer  slioidd 

not  be  content  merely  to  vary  his  plan 
by  laying  out  streets  and  spaces  of 
differing  widths  and  differing  subdi- 
visions, but  he  should  so  space  his 
trees,  and  so  .select  them  for  height  and 
spread  and  character,  as  to  sup])lement 
and  heighten  every  variation  in  the 
])lan  itself.  Indeed,  the  trees  should 
be  considered  as  an  im])ortant  and  in- 
tegral part  of  the  plan;  and,  unfortu- 
nately, in  this  eomj)etition  they  have 
not  been  given  that  thoughtful  and 
.serious  eonsideration  which  their  ini- 
nien.se  jiotentiality  in  redeeming  a level 
tract  of  land  demands. 

In  my  diagram  I have  suggested  an- 
other thought,  and  that  is  to  u.se  the 
cellar  diggings  from  hou.ses  on  both 
sides  of  the  street  to  form  terraced, 


‘"inrvrt 


Both  ahe  the  Same  Width.  Which  is  the  Better.’ 


R KV  I EiV  S 0 F T II  E P L A X S 


113 


walled  gardens,  insuring  some  degree  of  j)rivaey  to  their  owners,  while  breaking  np  the 
dead  level  monotony  of  the  neighborhood.  But  this,  like  other  thoughts,  sueh  as  a 
general  color  scheme,  the  systematic  arrangement  of  shrubbery  and  flowers,  the  archi- 
tectural character  of  every  unit  from  sidewalks  to  lighting  standards  and  from  a mere 
shelter  to  a monumental  building,  and  especially  the  necessity  for  many  protective  re- 
strictions, would  far  exceed  the  space  at  my  disposal. 


114 


CITY  R E S / 1)  E y T I A L LA  .V  I)  I)  E I ' E L 0 P M E X T 


.ESTHETIC  REVIEW  OE  THE  PLANS 


Hy  Ihving  K.  Pond 


IMMEDIATELY  upon  iiiulertakin^  to  review  siieli  a j)roposition  as  is  ])resented  in 
various  of  its  phases  I>y  the  eontrihntors  to  this  volnine,  and  indeed,  upon  reading  tlie 
program,  one  is  eonseions  of  two  distinet  as|)eets  of  llie  ])rol)lein.  In  presenting  these 
different  aspeets  this  particular  prohlein  is  not  nni(|ne  among  many  or  all  of  the  other 
problems  which  confront  one.  Everywhere  the  earnest  student  of  life  is  presented  with 
the  ideal — that  which  is  possible  of  achievement  or  accomplishment  only  in  an  exalted 
state  of  being  and  environment,  and  the  existing  fact  which  has  grown  up  out  of  mate- 
rial conditions,  influenced  and  directed  in  many  cases,  ])ossibly,  by  an  ideal.  It  is  almost 
safe  to  assume  that  all  outcome  of  human  effort  which  now  exists  as  fact  has  at  some  time 
been  influenced  by  an  idealism  on  the  jiart  of  its  projectors  or  constructors;  otherwise 
one  can  hold  no  faith  in  mankind  nor  hope  in  the  destiny  of  the  race.  I sp(*ak  of  the 
idealism  of  i)rojectors  and  constructors;  but  in  viewing  a sequence  of  related  facts  or 
material  accomplishments  one  is  struck  with  the  part  which  habit  has  play('d  in  the 
ultimate  develoj)ment  ami  conservation.  Habit  operating  without  knowledge  or  under- 
standing of  the  underlying  motive  for  action  or  mains])ring  of  acconi])lishment  is  one  of 
the  greatest  forces  against  which  the  idealist,  or  for  that  matter  the  realist,  has  to  con- 
tend. Rut  when  one  would  depart  from  the  line  of  existing  tendencies  one  should  be  sure 
that  one  has  full  understanding  of  the  source  of  those  tendencies  and  a knowledge  of 
the  direction  in  which  the  stream  is  flowing.  This  broad  generalization  has  its  specific 
applications  to  the  problem  in  hand. 

Were  the  ])roblem  purely  abstract,  that  is,  one  divorced  from  certain  given  and 
fixed  surroundings,  an  ideal  solution  woidd  be  highly  desirable  as  giving  future  workers 
in  the  field  inspiration  and  aid  not  only  in  develo])ing  a given  territory  but  iii  sha])ing  the 
surrounding  conditions  to  the  end  of  a consistent  and  unified  whole.  Hut  the  program 
calls  for  suggestions  for  the  development  of  a ({uarter-section  of  land  located  at  a i)oint 
within  easy  access  of  the  “loop  district”  in  the  city  of  ('hicago.  This  for  once  and 
all  removes  the  general  problem  from  the  realm  of  the  purely  ideal  and  almost  from 
any  idealistic  treatment  whatsoever;  for  the  district  to  be  developed  is  bordered  at  j)resent 
on  two  sides  by  surface  lines  of  transportation  giving  a j)oint  of  intersection  and  transfer, 
with  the  probability  that  soon  the  other  two  sides  will  be  similarly  bordered,  giving 
transfer  points — with  their  conse((uent  noise,  bustle  and  confusion  at  the  four  corners 
of  the  district.  Besides  this  there  exists  in  the  surrounding  territory  a system  of  streets 
to  which  the  thoroughfares  within  the  (piarter-section  must  “tie  up”  logically  and 
reasonably  that  the  development  shall  not  be  a misfit  but  shall  be  integrally  a j)art  of 
the  whole.  An  ideal  city  will  function  perfectly  in  its  ])lan  and  arrangement,  and  a com- 
munity or  locality  to  a])proach  the  ideal  must  assist  in  this  functioning.  A local  devel- 
opment cannot  be  a thing  apart  and  wholly  unto  itself  and  be  morally  or  beautifully  or 
functionally  part  of  a larger  organism,  and  unless  it  be  all  this  it  has  no  place  in  a modern 
city.  What  follows.^  It  follows  that  any  plan  based  on  anything  like  an  ideal  premise 
will  be  capal)le  of  duplication  or  would  fit  in  with  any  other  scheme  or  schemes  similarly 


REVIEWS  OE  THE  PLAXS 


115 


conceived.  Aj^ply  this  test  to  the  tliree  prize  designs  in  this  competition.  Tlie  three 
realized  in  conjunction  wonld  form  an  im])ossible  combination  for  a unified  city.  From 
the  first  it  is  not  possible  to  form  a consistent  double  unit, — the  second  and  third  more 
nearly  meet  the  conditions,  but  both  fail  in  fundamental  particnlars.  Xnmber  two 
creates  a diagonal  thoroughfare  which  should  be  basic  in  the  greater  city  j)lan  but  which 
is  an  undesirable  local  feature.  It  wonld  tend  to  confuse,  as  number  three  by  another 
arrangement  puriK)sely  does  confuse,  zones  of  activity  with  zones  of  n'pose,  arteries  of 
business  with  points  of  social  intercoiir.se. 

The  distinction  between  fields  of  activity  or  of  force  and  zones  of  (piiet  or  of  re])o.se 
should  be  clearly  marked  and  rigorously  adhered  to.  This  is  fundamental  to  the  fnne- 
tion  and  l)eauty  of  i)lan  as  well  as  of  design.  Night  and  day,  sleeping  a!ul  waking,  action 
and  repose  are  ordained  by  nature  and  cannot  be  ignored  in  art.  Along  arteries  of  trans- 
j)ortation  and  main  traveled  thoroughfares,  places  for  business,  the  marts,  the  shows, 
fields  for  noisy  sports,  and  accommodations  for  all  the  restless  activities  of  the  com- 
munity should  be  disposed.  In  the  (jiiiet  zones  should  be  the  churches,  .schools,  chil- 
dren’s idaygrounds,  the  clubs,  libraries,  the  galleries,  the  re.sidences,  the  centers  of  .social 
interconr.se.  The  tenement  should  be  upon  the  ]>ark  and  not  upon  the  noi.sy  street. 
In  a really  civilized  environment  there  will  be  no  noi.sy  street.s — l)iit  for  a considerable 
j)eriod  of  time  they  will  have  to  be  reckoned  with. 

Definite  contrasts,  as  between  night  and  day,  zones  of  activity  and  of  repose, 
are  demanded  in  other  pha.ses  of  the  exi)ression  of  nature  as  well  as  of  human  nature. 
Our  cities  generally  have  grown  np  on  the  rectangular  or  gridiron  plan  regardless  of 
whether  they  were  located  upon  the  hillside  or  on  the  j)lain.  Both  hill  and  ])lain  re])udiate 
the  gridiron;  the  hill  because  of  its  impracticability  and  its  brutality  if  it  is  made  jjrac- 
ticable;  the  ])lain  becan.se  of  the  monotony  of  the  uninterrupted  vistas  echoing  in  a way 
the  es.sential  nature  of  the  plain.  Nature  craves  variety,  not  monotony  or  continued 
reiteration.  The  tree  in  the  plain  is  a welcome  object;  it  interrupts  the  sweej)  of  the 
vi.sion.  A building  at  the  head  of  a .street  or  at  an  off.set  in  the  street  wonld  do  the  same; 
hence  short  diagonals  for  convenience  and  variety  and  ofksets  to  close  vi.stas  are  craved 
by  the  plain  and  sensitive  dwellers  thereon.  The  curved  street  as  n.sed  in  a number  of 
tile  plans  in  this  competition  suggests  contours;  that  is,  that  the  curved  street.s  are  wind- 
ing up  around  a hill  to  secure  ea.sy  gradients.  This  feature  not  only  is  appropriate  to 
but  is  demanded  by  the  hill,  but  used  as  a dominant  motive  or  a jirominent  featiiK*  it 
is  ina])])ropriate  to  the  plain.  The  meandering  walks  and  driveways  of  the  paiks  will 
echo  sufficiently  the  meandering  streams  of  the  prairie.  It  is  unnecessary  to  magnif\ 
them  into  city  dimensions.  In  the  first  and  .second  jirize  designs  the  curve  has  been  n.sed 
in  commendable  moderation.  Diagonals  furnish  the  needed  variety  and  gi^e  chaiactti 
and  strength  to  the  third  jirize  design.  For  convenience  in  transportation  and  orienting 
oneself  the  gridiron  plan  with  main  diagonal  arteries  traversing  it  is  most  efftcti\c 
in  level  districts.  The  pattern  made  by  .some  of  the  plans  submitted,  especially  when 
the  unit  is  multiplied,  wonld  possibly  be  very  attractive  to  some  leisurely  sk;^-tia\eki, 
but  would  result  in  confusing  the  i)edestrian  not  altogether  at  home  with  their  intricacies. 

A plan  dominated  by  curved  streets  will  produce  the  effect  of  monotoiu  as  suieK 
as  will  a gridiron,  aiul  will  engender  a distinct  spirit  of  re.stlessne.ss.  A plan  which  func- 


116 


CITY  RESIDES  T I AL  LASD  DEVELOPMEST 


lions  i)erfec‘tly  for  use  and  convenience  will  admit  of,  but  nnfortnnately  will  not  eoinpel, 
a heantifnl  expression  in  elevation  and  j)ers])(‘etive.  It  is  not  altogether  the  fanlt  of 
various  of  the  i)lans  snhniitted  that  one  finds  no  expression  in  elevation  which  is  in  any 
manner  above  the  eommon  place.  Outside  of  the  first  j)rize  design,  there  is  none  which 
strikes  a note  of  distinction,  and  this  design  fails  mainly  in  its  suggested  heaviness  which 
is  of  an  alien  type  and  not  adaj)ted  to  an  American  domestic  community.  This  compe- 
tition shonld  have  brought  out  a richer  expression  of  the  sesthetie  jiha.se,  a more  poetical 
interplay  of  vertical  motives  and  curves  to  atone  for  the  level  monotony  of  the  plain. 

At  least  three  of  the  i)lans  contributed  represent  the  thought  of  the  .self-styled 
American  school.  The  sociological  error  underlying  the.se  designs  inheres  in  the  idea 
that  it  is  possible  to  compass  the  great,  varied,  j)nlsing  American  sjjirit  within  the 
bounds,  and  the  extremely  narrow  bounds,  of  a purely  local  and  individual  expression. 
The  fundamental  p.sychological  error  nnderlying  lhe.se  ])lans  lies  not  so  much  in  the  n.se 
of  the  gridiron  plan  as  in  the  ex|)re.ssion  of  this  jdan  in  a gridiron  of  three  dimensions. 
The  ])lain  and  the  sensitive  dwellers  thereon  repudiate  this  mnlti])liealion  of  irrecon- 
cilable monotony  and  call  for  the  note  of  aspiration  here  and  there,  the  dominant  vertical 
line,  and  the  poetical  and  contrasting  curve.  It  were  nngracions,  even  were  it  moral, 
to  force  the  free  American  sj)irit  to  dwell  in  a de])ressed  and  dej)re.ssing  cnbiform 
environment. 

The  ])lanting  of  trees  along  thoroughfares  and  in  public  spaces  might  have  received 
closer  attention  than  it  has  in  any  of  the  .schemes  pre.sented.  Where  tenements  and 
residence.s  are  made  to  border  lines  of  transportation  the  conditions  might  well  be 
ameliorated  by  wide  ]>arkings  and  jdantings.  The.se  natural  forms  are  needl'd  for  variety 
and  contrast  just  as  much  as  are  curves,  and  zones  of  quiet  among  straight  lines,  and 
fields  of  activitv.  The  cnr.se  of  onr  American  cities  has  been  the  narrow  street  with 
its  necessary  elimination  of  i)arkings  and  ])lantings — the  growing  living  elemeiit  —and 
an  absolute  domination  by  the  artificial  and  dead  forms  of  a lifeless  art.  This  condition 
is  to  exist,  however,  till  the  sap  of  life  begins  to  surge  through  ns;  till  the  knowledge  and 
desire  for  functional  beauty,  the  keen  (piest  of  vital  culture,  the  outpouring  of  the  indi- 
vidual and  the  community  in  rich,  bountiful  altruism,  and  the  will  and  ])ower  to  express 
the  s])irit  in  terms  of  living  form  are  in.separable  and  fundamental  factors  in  onr  American 
idealism. 


n KV  I E ir  H OF  THE  PL  A S S 


117 


SOnoUKJKWL  REVIEW  OE  THE  PLANS 

Hi/  Carol  Aronovici, 

Director  Bureau  for  Social  Research  of  Philadelphia  and  Lecturer  on  Housing  and  Toirn  Planning  at  the  Unirersitg  of  Pennsyh'ania 

The  j)lans  contaiiK'd  in  this  voluino  represent  a mass  of  sneli  varied  and  eontro- 
versial  sociological  ideas  and  ideals  that  it  is  impossible,  quite  as  nmcli  as  it  is 
unnecessary,  to  deal  with  them  in  detail  within  the  limits  of  this  discussion.  All 
we  can  hojie  to  do  is  to  present  a more  or  less  personal  point  of  view  of  the  soeial  recpiire- 
nients  of  the  ])lans,  and  indicate  in  what  manner  and  to  what  extent  this  point  of  view 
found  expression  in  the  plans  submitted. 

The  i)aramoimt  (piestion  from  the  sociological  point  of  view  in  the  j)lanning  of  a 
specific  section  within  the  precincts  of  a developed  commnnity,  is  the  relation  that  such 
a development  should  bear  to  the  siirronnding  territory  as  expressed  in  the  street  layout, 
the  civic  and  commnnity  centers,  the  business  buildings  and  the  relation  of  the  business 
centers  to  the  distribution  of  the  homes,  the  j)arkways  and  other  similar  town  planning 
j)rol)lems.  In  the.se  respects  we  have  endeavored  to  analyze  the  ])lans  before  ns, 
rememberiTig  that  social  and  economic  problems  are  constantly  overlapj)ing  and  that 
a clear  line  of  cleavage  between  these  two  clas.ses  of  ])roblenis  is  difficnlt  to  draw. 

RELATION  OE  DEVELOPMENT  TO  THE  CITY 

The  street  layout,  the  location  of  jmblic  bnildings,  jiarks,  jilaygronnds  and  all  other 
public  and  semi-jinblic  structures  and  spaces  in  the  development  of  a specific  area  in 
an  inten.sely  urbanized  commnnity  must  be  determined  by  the  relationshij)  that  this 
area  is  intended  to  bear  to  the  whole.  In  other  words,  the  dominant  factor  in  deter- 
mining the  fundamental  principles  o£  the  jilan  will  depend  upon  the  (luestion  as  to  whether 
the  development  of  the  area  should  be  carried  out  as  an  independent  entity  connected 
with  the  surrounding  territory  only  where  necessity  demands,  or  whether  the  entire 
.section  is  to  fit  into  the  plan  of  the  city  and  must  be  differentiated  from  it  only  in  the 
better  character  of  the  bnildings,  the  more  extensive  provision  for  open  and  play  spaces, 
and  a more  general  recognition  of  the  social  needs  of  the  peojile. 

In  the  pre.sent  competition  both  points  of  view  have  found  ample  expression.  A 
few  of  the  jilans  have  compromi.sed  on  certain  needs  for  individuality  and  isolation, 
while  making  ample  provision  for  easy  access  and  through  traffic  while  the  jirivacy  of 
residential  and  social  section  of  the  development  have  been  respected. 

The  advantage  of  i.solating  the  major  portion  of  .such  a commnnity  from  the  rush, 
noise,  and  dirt  of  the  average  city  conditions  cannot  be  denied.  The  providing  of  direct 
and  through  streets  at  one  or  two  important  points,  however,  must  be  recognized  as  an 
economic  and  .social  nece.ssity  in  a large  city.  Whether  this  main  thoroughfare  is  to  be 
directly  connected  with  an  existing  thoroughfare  in  the  adjoining  sections  or  whether 
it  is  to  be  jilaced  at  points  which  would  make  access  to  trolley  lines  and  marketing  cen- 
ters most  convenient,  is  a matter  of  expediency  that  should  be  determined  by  actual 
study  of  surrounding  projicrty.  The  winners  of  the  first  and  third  jirizes  met  the  exi- 
gencies of  the  local  condition  by  two  distinct  methods.  I he  former  employed  a more 
or  less  informal  method  while  the  latter  used  the  diagonal  system  which  may,  in  some 


118 


CITY  R E N 1 I)  E X r I A L L A X I)  DEI'  E L 0 P M E X T 


respects  have  the  advantage  over  the  otlier  in  j)oint  of  service,  hnt  devotes  too  large  a street 
length  to  this  purpose  when  we  consider  the  fact  that  contact  with  the  outside  section, 
while  desirable,  shoidd  be  limited  to  the  lowest  point  consistent  with  efficient  services. 

In  several  of  the  plans  the  atteni])t  to  coin|)romise  between  a direct  thoroughfare 
and  the  exclusion  of  as  much  traffic  as  ]jossible  has  residted  in  a street  development 
that  woidd  tend  to  muddle  rather  than  to  direct  traffic. 


SOCIAL  ASPECTS  OF  A STHEPIT  LAYOUT 

Realizing  that  the  street  system  is  the  skeleton  upon  which  the  efficiency  of  the 
whole  develoimient  depends,  it  is  necessary  to  base  a considerable  portion  of  our 
discussion  u])on  this  main  feature. 

An  examination  of  the  jilans  shows  that  the  gridiron  system  was  almost  invariably 
abandoned  for  other  methods  of  street  treatment.  That  the  effect  uj)on  the  people 
resulting  from  the  monotony  of  the  straight  streets  lined  with  houses  without  archi- 
tectural character  is  a social  problem  worth  consideration  is  easily  realized  by  anyone  familiar 
with  American  communities.  The  reaction  against  the  gridiron  .system  was  es])e- 
cially  emphasized  by  one  of  the  comjietitors  who  went  so  far  as  to  recommend  “narrow 
curved  streets  so  that  the  owner  may  enjoy  the  charm  of  apparently  meandering  streets.” 
What  the  social  effect  of  this  artificial  and  radical  dejiarture  will  be  in  the  future,  only  ex- 
perience can  teach  us. 

LOCATION  OF  PUBLIC  AND  SEMI-PUBLIC  BUILDINGS 

The  confusion  that  existed  in  the  minds  of  some  of  the  competitors  regarding  the 
social  functions  of  main  thoroughfares  was  amjily  evidenced  by  the  difference  in  treat- 
ment among  the  competitors.  The  prevalence  of  the  idea  regarding  the  use  of  the  main 
thoroughfares  as  the  logical  centers  for  the  concentration  of  soeial  and  business  activities 
was  especially  striking.  Whether  there  is  any  justification  for  centering  all  or  a large 
share  of  the  jiublic  buildings  about  a main  thoroughfare  and  concentrating  all  the  cir- 
culation of  the  jieojile  about  a limited  area  is  still  an  ojien  (luestion.  Whatever  our  oj)in- 
ion  in  this  respect,  however,  it  is  (piite  certain  that  if  the  public  buildings  devoted  to 
the  local  business,  government  and  recreation  are  to  be  concentrated,  it  is  undoubtedly 
better  to  have  them  centered  about  a space  that  is  not  exjiosed  to  the  indi.scriminate 
traffie  of  the  outside — a condition  which  woidd  tend  to  create  congestion  at  this  jioint 
and  bring  in  outside  elements  that  may  not  be  desirable  for  the  best  interests  of  the 
community.  If  concentration  of  [lublie  and  senii-pnblic  Iniildings  and  sjiaces  is  to  be 
effected,  they  should  be  located  at  a point  that  would,  in  so  far  as  this  is  possible,  keep 
outsiders  away  from  the  main  jiortion  of  the  section.  If,  on  the  other  hand,  use  by 
outsiders  is  contemplated,  the  boundary  streets  should  be  imule  available  for  this  pnr- 
j)ose.  Such  an  arrangement  would  also  furnish  imposing  entrance  points,  which  would 
give  a foreground  and  setting  to  the  rest  of  the  .section. 

In  some  instanees  the  location  of  jiublic  and  semi-public  buildings  on  the  boundary 
streets  presents  a social  advantage  that  should  not  be  overlooked.  The  isolation  of 
a community  in  which  certain  desiralile  conditions  exist  is  conducive  to  a social 
exclusiveness  and  a minimizing  of  the  relationshijis  between  the  residents  of  diversified 
sections.  It  leads  to  a social  snobbishness  that  is  not  desirable  and  hardly  carries  the 


R EV  I E R 0 E T II  E P L A X .S 


119 


lesson  of  iinilation  of  living  conditions  which  a more  intensive  contact  with  the  neigh- 
boring sections  would  ])roduce.  In  the  case  of  the  buildings  and  recreational  facilities 
for  the  smaller  children,  however,  it  might  be  necessary  to  locate  and  plan  them  so  as 
to  render  their  use  inac(‘essible  to  outside  elements,  thereby  avoiding  the  danger  from 
the  conditions  existing  in  the  adjoining  sections. 

As  I understand  it,  the  i)uri)ose  of  such  a develoi)inent  is  not  merely  the  local  and 
individual  value  that  the  residents  would  derive,  but  the  lesson  that  the  practical  ap- 
plication of  advanced  city  j)lanning  ])rinciples  would  teach  as  to  the  possibilities  within 
our  cities  for  infinitely  better  conditions  under  existing  economic  standards. 

On  the  whole,  however,  the  writer  is  oj)posed  to  an  indiscriminate  and  imsiieeial- 
iz(‘d  concentration  of  public  and  semi-public  buildings  whether  they  be  devoted 
to  recreation,  government,  education  or  busiiu'ss.  In  the  center  of  a great  city  or  the 
j)laza  of  a community  as  a unit,  it  may  be  found  convenient  to  concentrate  many  struc- 
tures at  a ])oint  where  they  would  be  most  easily  found  and  where  they  would  give  expres- 
sion to  the  civic  j)ride  of  the  peoj)le.  In  a small  section,  however,  such  as  was  involved 
in  the  comj)etition,  concentration  of  the  civic  structures  and  spaces  is  not  necessary, 
but  detrimental  to  the  wholesome  community  life  of  the  people.  The  mob  sj)irit  in 
amusement  centers  is  an  enemy  of  the  home  and  of  society.  The  concentration  of 
recreational  facilities  at  a single  i)oint  intensifies  the  use  or  abuse  of  amusement  facilities 
and  the  commercial  values  of  such  concentration  are  so  great  as  to  .stimulate  an  undue 
effort  on  the  part  of  tho.se  financially  interested  to  detract  from  the  home  life  and  fo.ster 
the  street  habit.  If  the  homes  are  attractive  and  the  .sj)acing  between  the  homes  as 
well  as  their  orientation  is  such  as  to  make  them  comfortable  both  iji  summer  and  winter, 
the  effort  shonhb  be  in  the  direction  of  increa.sing  the  home  .staying  habit  of  both 
children  and  adults. 

(’ivic  centers  may  be  encouraged  in  small  .sectional  developments,  but  their  char- 
acter niu.st  be  (piite  different  from  the  more  im])osing  civic  centers  of  the  eommnnity 
as  a whole.  An  open  vi.sta  with  one  important  public  or  semi-public  building,  monu- 
ment, band  stand  or  any  other  ornamental  structim'  located  at  a j)oint  where  it  would 
afford  the  best  view  and  lend  empha.sis  to  the  adjoining  structures  or  open  space  is  much 
more  a])propriate  for  a re.sidential  .section  than  a concentration  of  large  buildings  wholly 
out  of  proportion  to  the  home  atmosj)here  which  it  is  especially  desirable  to  convey 
to  such  a development.  The.se  minor  centers  also  assist  in  the  distribution  (d*  the  j)eople 
and  encourage  definiteness  of  purj)ose  among  tho.se  seeking  recreation  in  the  ]>ublic 
and  semi-public  buildings.  This  distribution  of  amusement  and  recreational  facilities 
makes  necessary  a definite  choice  in  the  minds  of  the  visitors  and  does  not  encourage 
the  dilatory  j)leasure  .seeking  which  is  so  characteristic  of  the  concentration  of  anuasement 
centers.  The  problem  of  acce.ss  to  the.se  various  smaller  centers  is  a minor  one,  .since  the 
distances  under  the  most  unfavorable  conditions  are  hardly  worth  considering  as  a factor. 


THE  STREET  IX  KEL.\TIOX  TO  THE  HOME 


The  classification  of  street  widths  is  more  or  less 
the  comjM'titors  have  made  elaborate  alley  provisions, 
as  a minor  street  its  value  could  not  be  (jiiestioned,  as 


general  in  the  plans  and  some  of 
If  the  alley  is  to  be  considered 
long  as  distances  between  building 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


b>0 


lines  are  maintained  in  accordance  with  the  needs  of  liealth,  safety  and  comfort.  When, 
liowever,  comp(‘titors  develop  alley  systems  as  secondary  service  streets,  they  are  wast- 
ing valuable  land  and  are  creating  conditions  which  may  become  a menace  to  the  health 
and  social  safety  of  the  ])eople.  In  the  case  of  aj)artment  houses  the  increased  traffic 
and  the  congestion  of  population  may  warrant  secondary  or  service  streets,  but  they 
should  be  used  with  discretion  as  they  are  bound  to  become  a social  menace  without 
costly  lighting  and  police  suj)ervision. 

In  a number  of  instances  interior  courts  were  provided  and  in  at  least  one  instance 
the  interior  court  was  made  the  architectural  center  of  the  block  while  the  street  was 
designed  mainly  as  a means  of  access.  Such  a development  rej)resents  a method  of  plan- 
ning that  is  consistent  with  the  apartment  house  or  the  individual  dwelling  which  is 
under  common  management  and  care.  It  would  not  be  suitable  for  individual  ownership 
with  divided  responsibility,  especially  because  of  the  isolation  from  the  public  view 
and  common  use.  The  street  is  a valuable  stimulant  in  the  maintenance  of  high  stan- 
dards in  the  outward  appearance  of  the  home  and  its  surroundings. 

Only  one  of  the  competitors  used  the  oj)en  c*ourt  method  of  grouping  houses  about 
a small  plaza  at  the  end  of  a street.  Xo  doubt  the  evils  of  the  blind  alley  have  had  con- 
siderable to  do  with  the  hesitancy  among  competitors  to  use  this  method  of  street 
development.  It  must  be  conceded,  however,  that  from  the  point  of  view  of  economy  in 
land  use  and  street  maintenance  and  under  normal  social  conditions  this  method  is  quite 
desirable,  as  it  reduces  outside  traffic  to  a minimum  and  gives  the  largest  amount  of 
j)i*ivacy. 

(’enter  street  j)arking  was  used  by  competitors  upon  streets  which  were  not 
intended  to  accomnKxlate  trolley  lines.  The  main  function  of  center  street  parking  on 
a residence  street  is  the  deadening  of  noises  and  the  proper  orientation  of  traffic. 
Where  this  is  not  re(|uired,  it  is  best  to  increase  the  spaces  between  the  homes  and 
the  street  curbing  in  order  to  confine  the  street  traffic  to  the  farthest  possible  point 
from  the  house. 

The  problems  of  street  orientation  for  light  and  ventilation  was  considered  by  a 
number  of  comj)etitors,  but  only  in  one  instance  has  this  consideration  taken  a scientific 
form. 

'Fhe  relation  between  the  heights  of  the  buildings,  the  amount  of  vegetation  and 
the  character  of  vegetation  to  be  |)lanted  on  the  streets  in  order  to  obtain  the  best  and 
(piickest  results  seemed  to  have  been  generally  overlooked. 


LOCATION  OF  HUSIXESH  CENTER 

From  the  economic  ])oint  of  view  of  the  residents  the  problems  of  locating  the  stores, 
especially  those  that  deal  in  the  necessities  of  life,  was  variously  dealt  with  in  the  plans, 
but  the  discussion  was  mainly  one  of  planning  expediently  rather  than  of  social  economy. 
The  location  of  stores  in  the  center  of  a develojinient  such  as  the  one  proposed  by  the 
competition  should  be  considered  in  the  light  of  the  jirices  that  generally  jirevail  under 
such  conditions  of  exclusive  trade.  Hy  locating  the  stores  at  a jioint  where  they  wonld 
have  to  meet  the  comj)etition  of  stores  in  the  adjoining  territory  a balance  of  prices  could 
be  maintained.  Co-operative  stores  and  co-operative  j)urchasing  wonld,  of  course. 


REVIEWfi  OF  rilE  PLAXS 


121 


meet  this  contingency,  but  the  probabilities  for  such  methods  of  balancing  prices  of 
commodities  are  not  sufficient  to  determine  the  location  of  the  stores  within  the  territory 
planned.  The  litter,  dnst  and  noise  of  the  business  street  is  hardly  a necessity  in  a com- 
munity which  endeavors  to  provide  ideal  home  conditions,  and  the  enhancement  of  land 
values  which  wonld  be  produced  by  the  presence  of  such  business  structures  would 
hardly  be  helpful  in  maintaining  a normal  home  community  with  ample  spaces  and  low 
rental  values. 

UECREATIONAL  FACILITIES 

One  social  fact  seems  to  have  become  generally  accepted  by  all  the  competitors; 
namely,  the  necessity  for  adecpiate  recreational  and  play  facilities.  In  some  instances 
a limited  number  of  large  playgrounds  and  a great  variety  of  social  buildings  are  jiro- 
vided,  while  in  other  cases  the  reverse  is  true.  There  is  no  plan,  however,  which  provides 
for  a play  and  recreational  system  consistent  with  the  needs  of  the  population  to  be 
accommodated  on  the  area  assigned  for  the  competition  on  a basis  that  could  be 
expressed  in  definite  statistical  terms.  In  one  plan,  for  example,  we  find  six  large  play- 
grounds with  extensive  provisions  for  interior  gardens  intended  to  be  used  in  common  by 
anumlierof  families,  but  no  mention  is  made  of  the  probable  number  of  children  who  might 
use  these  playgrounds.  In  other  cases  a large  number  of  interior  court  i)lay grounds  are 
provided  without  designating  the  poiiulation  of  an  age  suitable  for  the  use  of  these 
small  jn-ivate  areas. 

If  one  were  to  select  the  weakest  aspect  of  the  entire  mass  of  plans  submitted  in 
the  competition,  that  of  adequacy  or  inadequacy  of  the  recreational  facilities  would 
stand  out  as  the  most  apparent  failure.  This  is  due  to  the  fact  that  the  competitors 
did  not  have  available  accurate  data  upon  which  to  judge  of  the  needs  of  such  a poi)ula- 
tion  as  they  proposed  to  house,  although  they  were  greatly  impressed  with  the  idea  of 
the  need  for  such  facilities. 

If  the  population  in  the  section  planned  is  to  be  determined  by  a fixed  type  of  house 
with  iiresumably  a more  or  less  limited  capacity  the  calculation  of  the  needed  recreational 
spaces  and  buildings  should  not  be  a difficult  prol)lem.  It  is  a well-known  fact  that  there 
is  almost  as  much  danger  in  providing  recreational  facilities  beyond  the  needs  of  a com- 
munity as  there  is  in  failure  to  make  adequate  jirovisions.  Playgrounds  without  ade- 
(juate  e(iuii)ment  and  supervision  have  a low  social  value,  and  an  excess  of  permanent 
provisions  might  prove  financially  burdensome  to  the  community. 

A surprising  failure  to  co-ordinate  playground  needs  with  jdayground  provisions 
is  to  be  found  in  the  fact  that  some  competitors  idaced  interior  jilay  siiaces  in  the  blocks 
designated  for  small  dwellings,  and  in  the  general  failure  to  make  such  provision  in  the 
blocks  allotted  to  apartment  buildings  and  where  the  need  for  l)lay  space  is  greatest. 

The  private  playgrountl  lor  small  groups  of  homes  has  an  alluring  (piality  that 
has  had  its  effect  upon  a number  of  the  competitors.  When,  however,  we  consider  the 
fact  that  dangerous  and  unnecessary  traffic  is  to  be  excluded  from  the  community  and 
that  proper  play  supervision  is  to  be  made  available,  the  need  for  such  pri\ate  play- 
grounds does  not  seem  so  great.  The  common  use  with  the  divided  lesponsibility  in 
the  case  of  such  play  spaces  and  the  practical  impossibility  of  providing  ade(iuate  super- 
vision for  such  a large  number  of  play  spaces  as  this  system  creates,  makes  them  impiacti- 


CITY  RESIDENTIAL  LAND  DEVELOPMENT 


V2‘i 


cable  for  a (lcvcl()])nicnl  in  which  pco])lc  of  moderate  means  are  to  make  their  homes.  An 
examination  of  some  of  the  plans  in  whieh  interior  i)laygTonnds  are  ])rovi(led  shows 
some  of  these  spaces  to  be  of  shaj)es  and  sizes  that  render  them  ])raetieally  useless  for  the 
])urj)oses  for  whieh  they  are  intended. 

The  location  of  ])lay  sj)aces  in  central  and  eonspicnons  .sections  of  the  development 
characterizes  a number  of  the  ])lans.  In  the  cases  where  the  playj>Tounds  form  the  back- 
ground or  the  foreground  of  social  centers  or  other  })nblic  l)uildings  and  where  the  archi- 
tectural value  of  the.se  structures  warrant  disj)lay,  their  central  location  is  not  ol)jec- 
tionable.  The  ])layground  in  it.self,  however,  is  not  a desirable  objective  point  for  a 
main  thoroughfare.  This  is  especially  true  of  the  smaller  areas  which  should  be  afforded 
the  greatest  amount  of  privacy  and  protection  against  exj)osnre  to  heavy  traffic  .streets. 
vS])ontaniety  is  a valuable  asset  in  efficient  ]>lay.  Self-con.sciousness  destroys  s])ontaniety. 
Exposure  to  the  public  gaze  in  })laygronnds  located  in  traffic  centers  is  bound  to  foster 
.self-consciousness  and  desire  for  display. 


ALLOTMENT  CAKDEN.S 

The  English  idea  of  the  allotment  garden  .seems  to  have  impres.sed  .several  of  the 
com {)eti tors.  In  a highly  urbanized  commnnity  with  greatly  diversified  needs,  .social 
make-nj),  and  high  land  values,  the  allotment  garden  has  no  place.  The  distribution 
of  these  sj>ace.s  inside  the  building  blocks  would  rai.se  problems  of  use  and  care  that 
are  inconsistent  with  the  practices  j)revailing  in  our  cities.  If  gardens  are  to  be  pro- 
vided they  should  l)e  placed  in  one  locality  and  their  use  adapted  to  the  demands  for 
gartlening,  but  not  without  the  possibility  of  using  the  land  for  play  or  park  purposes 
if  necessity  should  demand  it. 

The  whole  cpiestion  of  “shut-in  sjjaces,”  whether  they  be  j)arks,  j)laygronnds  or 
allotment  gardens,  is  one  that  should  be  carefully  weighed.  The  line  of  cleavage  be- 
tween j)ublic  and  ])rivate  ownership,  between  j)ublic  and  jirivate  maintenance,  should 
be  sharply  drawn.  While  I am  heartily  in  favor  of  extending  the  bounds  of  public  owner- 
ship, I am  o])po.sed  to  common  ownership  that  is  not  coupled  with  public  responsibility; 
it  is  bound  to  endanger  its  efficiency  in  .serving  the  best  interests  of  the  people. 

A general  consideration  of  the  plans  contained  in  the  pre.sent  volume  reveals  the 
striking  fact  that  all  tho.se  who  took  part  in  the  comj)etitions  were  con.scious  of  the  .social 
significance  of  the  development.  While  boulevards,  greatly  out  of  ])roportion  to  the 
area  considered,  and  monumental  buildings  too  costly  for  the  j)opulation  involved  were 
suggested,  practically  all  the  .schemes  submitted  were  fundamentally  based  u])on  human 
princi])les  of  j)rivacy,  comfort,  and  sanitation. 

The  fundamental  error  in  most  of  the  ])lans  is  to  be  found,  not  in  the  failure  of  the 
competitors  to  make  sufficiently  varied  provisions  for  the  social  life  of  the  peoj)le,  but 
in  a failure  to  gauge  the  size  and  location  of  these  provisions. 

Perhaps  this  was  due  to  the  manner  in  which  the  announcement  of  the  competition 
was  made,  but  efficient  community  planning  re(|uires  a certain  amount  of  social  mathe- 
matics without  which  costly  and  lasting  errors  are  bound  to  occur. 


R EV  I E\y  S 0 r T II  E P L A X S 


123 


IX'OXOMK’  REVIEW  OE  THE  PLANS 
SoMK  Economic  Tksts  and  tiieik  Application  to  the  (’ompetitive  Plans* 

Ih/  HOHEirr  ANDHHSON  H)PE 

IN  a (lesion  for  a residential  suhurh  sueli  as  tlie  (’ity  ('liih  j)rovi(le(I  for  in  the  program 
of  its  eoinjietition,  tlie  eeonomie  value  is  the  jiriniary  and  vital  test  of  jiractieal  worth; 
for,  unless  a design  is  eeonoinieally  feasil)le,  it  ean  never  he  successfully  executed  on 
the  basis  of  its  own  merits.  We  must  conclude,  therefore,  that  in  determining  the  relative 
merits  of  the  plans  submitted  the  “economic  yardstick”  must  be  the  first  standard 
of  measurement  apjilied.  All  other  standards  as  to  social  and  lesthetic  advantages  (ajiart 
from  their  economic  ])ha.ses)  must  be  apiilied  secondarily. 

There  are  three  jirincipal  factors  that  go  to  the  making  np  of  the  economic  value 
of  a design  for  a residential  area  such  as  the  quarter-section  in  (piestion.  These  are: 

1.  Intensity  of  land  development. 

■■i.  Distribution  of  comnnmity  objectives. 

,‘b  Street  system. 

1.  Intensity  of  Land  Development 

By  this  we  mean  the  number  of  lots  or  house  sites  that  have  been  jirovided  for  in 
a plan.  The  maximum  economic  return  does  not  necessarily  result  from  the  maximum 
or  from  the  minimum  uumber  of  sites  into  which  the  area  may  be  divided,  but  rather 
from  the  maximum  -number  that  can  be  economically  provided  with  the  greatest 
possible  community  and  individual  advantages. 

Thus  intensity  of  develojnnent  I'nay  be  obtained  in  jiart  by  the  use  of  a very  large 
percentage  of  land  in  street  area,  which  in  a residential  area  is  an  economic  di.sadvan- 
tage  on  account  of  the  large  extra  cost  in  the  development  and  maintenance,  for  which 
no  commensurate  return  is  .secured. 

'2.  Distuibution  of  (’ommunity  Eacilities 

F^very  residential  community  should,  wherever  pos.sible,  be  provided  with  the 
following  facilities: 

(’ommercial  (shops,  markets,  etc.). 

Eilucational  (.schools,  libraries,  etc.). 

Recreation  (playgrounds,  parks,  theaters,  gymnasium,  etc.). 

Social  (churches,  public  halls,  etc.). 

Proper  location  of  such  facilities  will  materially  increa.se  the  value  of  the  neigh- 
boring properties;  but,  since  there  is  a definite  limit  to  such  possible  increa.se  of  value, 
especially  in  a residential  area,  concentration  of  these  community  facilities  in  a limited 
space  would  fail  to  produce  the  maximum  land  value  for  the  entire  communit^ . 
Therefore,  the  problem  is  to  determine  what  distribution  will  jiroduce  the  greatest 
<‘Conomic  benefit  for  the  community  as  a whole. 

*I'or  tal)iiliite<l  data  to  accom|)any  this  review  .see  pp.  PU-PW. 


CITY  R E S / D E X T / A L L A X 1)  1)  EVE  L 0 P M E X T 


,S.  Street  Systems — Dihpx’tiox  axi)  Location  of  Highways  avitii  Reference  To: 
(fl)  Pyxtcrnal  .and  internal  objectives. 

{b)  Enconrai’einent  or  diseonrageinent  of  thronj>:li  traffic. 

(c)  (’onvenience  of  internal  coniinnnication. 
id)  Street  .section  <le.si<*n. 

(«)  In  the  ciiiarter-.section  now  under  consideration,  the  only  given  external 
objectives  are  the  two  car  lines  on  two  sides  of  the  jiroperty,  the  intersection  of  which 
lies  towards  ('hicago,  and  furnishes  the  jirincipal  external  focal  point.  The  streid  .sys- 
tem that  brings  the  most  lots  within  the  shortest  time  radius  of  the.se  car  lines  and  their 
])oint  of  intersection  would  create  the  maximnm  land  value,  .so  far  as  this  feature  is 
concerned. 

Internally,  that  street  system  wonld  be  the  most  economic  which  locates  the  in- 
ternal objectives,  such  as  the  facilities  previously  enumerated,  within  the  minimum 
time  radius  for  the  largest  number  of  house  sites. 

(b)  As  a general  rule,  a through  thorouglifare  is  a detriment  to  land  values  in  an 
area  restrictixl  to  residential  j)urj)o.ses.  For  such  a thoroughfari'  means  waste  of  land 
through  extra  width  necessary  for  the  greater  traffic;  additional  expim.se  through  cost 
of  construction  and  maintenance  of  this  extra  width;  loss  cau.sed  by  noise,  dust,  and 
danger  from  the  unnecessary  traffie  invited  by  such  through  thoroughfare;  and  it  also 
entails  the  loss  of  seclusion  and  jirivacy,  and  that  .sen.se  of  entity  which  has  such  a 
definite  and  economic  value  in  a residential  community.  On  the  other  hand,  preven- 
tion of  through  traffic  insures  unity  in  the  property,  together  with  fpiietne.ss  and  jirivacy 
to  the  individual  homes. 

For  the.se  rea.sons,  a street  .system  designed  to  restrict  traffic  .solely  to  the  needs  of 
the  community  it.self  will  prove,  indisputably,  of  greater  economic  value. 

(c)  Further,  a street  .system  so  arrangial  as  to  make  all  its  jiarts  most  conve- 
idently  inter-accessible,  will  produce,  in  this  resjiect,  the  highest  economic  land  value. 

(d)  The  measurement  of  traffic  recinircments  is  one  of  the  vitally  important  eco- 
nomic problems  that  this  comjietition  has  indirectly  called  for  a di.scussion  of,  and 
logically  comes  uj)  after  the  design  has  insured  the  maximum  convenience  as  to  the  di- 
rection of  the  internal  traffic  of  the  community,  while  at  the  .same  time  having  provided 
the  same  convenience  of  direction  for  the  u.se  of  the  external  traffic  .serving  the  area  in 
(luestion.  Then  the  ])rof)leni  liecomes  one  of  accurately  measuring  the  traffic  needs  as 
to  the  street  .section  de.si<jn  of  each  street  and  of  the  street  system  as  a whole.  Having 
accomplished  this  measurement  of  traffic  needs,  the  street  .section  design  should  l>e  en- 
tirely ba.sed  upon  the  results  determined  by  the  measurement  of  the.se  traffic*  n(‘eds.  In 
this  way  and  onlit  in  this  way  will  it  be  ])ossible  to  determine  the  most  c'conomic  stiret 
.sections.  Any  other  proc*c'dure  is  certain  to  resnlt  in  either  the  usually  adojitc'd  waste- 
fully  excessive  amount  of  improvcal  road  surfac-e  (a  rc'snlt  which  is  always  sc'cured  at  the 
ex|)(*n.se  either  of  the  possible  jilanting  arc'a,  or  of  the  size  of  the  site's  of  the  individual 
plots),  or  in  an  uneconomic  deficiency  in  the  amount  of  imjirovc'd  road  surface  which 
means  of  c-our.se  a resulting  mu'conomic  c’ongc'stion  of  traffic.  It  is  evident  after  a 
study  of  the  competitive  plans  that  not  more  than  three,  jirobably  only  two  competitors 
have  taken  any  account  of  this  vitally  imjiortant  as|)cct  of  the  jiroblem.  It  might  be 


R E VIEW  S 0 E T II  E P L A A'  R 


1*25 


said  in  their  behalf,  liowever,  that  the  time  whieli  the  eoinpetitors  eoiild  afford  to  give 
to  the  work  of  the  eoin])etition  may  a(‘eoimt  for  the  ignoring  of  this  phase  of  the 
j)roblem.  Since,  liowever,  the  street  section  j)rol)lem  has  been  so  generally  disregarded 
by  the  eoinpetitors,  I have  omitted  the  specific  discussion  of  the  jilaiis  from  this 
standpoint. 

It  should  be  noted  here  that,  in  considering  the  eomjintations  as  to  the  cost  of  the 
various  comjietitive  designs,  it  must  be  borne  in  mind  that  the  greatest  eeonomie  value 
is  not  necessarily  resultant  from  the  greatest  or  from  the  least  exjienditnre,  but  rather 
from  expenditure  which  will  produce  the  most  permanent  value  for  the  least  financial 
outlay.  For  tliis  reason,  and  because  of  the  imjiossibility  of  briefly  comparing  jilans 
which  differ  so  widely  in  the  emjihasis  they  jihiee  uj)on  the  various  fimetions  of  a 
residential  eommnnity,  we  have  only  partially  used  cost  eomjiarisons  in  this  review. 
Complete  cost  data,  however,  have  been  furnished  in  the  appended  tables  for  those 
who  care  to  study  more  closely  the  relative  costs  of  the  designs.  (See  pj).  bS4-l,S8.) 

The  application  of  the  foregoing  economical  tests  in  measuring  the  probable  hypo- 
thetical values  created  by  each  of  the  competing  designs  brings  ns  to  the  following 
conclusions: 

Plan  No.  1,  by  Wilhelm  Heknhahd 

This  plan  has  secured  1'2()7  sites  of  an  average  individual  dimension  of  '28  x KK),  without  any  very 
serious  sacrifice  of  other  essential  advantages,  although  part  of  this  intensity  of  development  is  due  to 
long  rows  of  attached  houses,  together  with  many  houses  not  attached  hut  undesiraldy  close  to  one  another, 
restricting  their  outlook  to  front  and  rear. 

This  perhaps  could  have  been  avoided  had  a lesser  area  been  assigned  to  iiublic  use,  and  to  jirivate 
“interior  parks." 

.V  glance  at  |)lan  No  1 immeiliately  disclo.ses  the  fact  that  the  community  objectives  are  located  largely 
in  the  lower  central  portion  of  the  (juarter-section,  thus  creating  a high  degree  of  concentration  of  interest 
— considerably  at  the  expense  of  the  upper  portion  of  the  design.  While  it  is  true  that  a certain  degree  of 
concentration  of  the.se  units  makes  for  efficiency  and  interest,  a wi.ser  distribution  of  them  than  is  .shown 
in  this  design  would  probably  mean  a greater  economic  value  to  the  community  as  a whole. 

Were  these  facilities  more  centrally  located,  even  if  as  concentrated  as  shown,  greater  land  value  would 
have  been  created  in  this  plan. 

.\s  a minor  consideration,  it  perhaps  should  be  noted  that  the  amount  of  land  a.ssigned  to  the.se  com- 
munity objectives,  especially  to  the  buildings,  seems  disproportionate  to  the  needs,  and  particularly  to  th.e 
financial  ability  of  a community  of  this  type  and  size.  It  would  .seem,  therefore,  that  the  assigning  of 
less  area  for  pidilic  space  and  more  tor  the  individual  houses  (the  provision  of  which  is,  after  all,  the 
[irimary  object  in  a resitlential  community)  would  have  better  proportioned  the  units  of  the  development. 

In  the  problem  given,  we  must  assume  that  the  two  car  lines  are  of  eijual  importance;  therefore,  the 
natural  tendency  of  the  population  would  be  to  travel  in  the  shortest  line  possible  towartls  the  intersection 
of  the.se  car  lines.  Plan  No.  1 doe.s  not  permit  thi.s.  ( onseipiently,  it  seems  to  be  artificially  thwarting 
the  natural  economic  tendency.  One  feels  that  the  well-conceived  arterial  looped  thoroughfare  or  avenue 
would  have  better  .served  the  community  by  having  its  ends  rest  upon  the  two  car  lines. 

For  the  most  part  the  plan  is  especially  effective  in  permitting  direct  acce.ss  to  the  two  car  lines. 

The  street  system  is  somewhat  disadvantageous  because  of  the  through  traffic  invited  by  two  ti attic 
.streets  in  one  direction  and  by  three  in  another. 

Plan  No.  'i,  by  .\kthuk  ('.  ('omey 

■Applying  first  the  economic  test  of  the  intensity  of  land  development  w'e  find  that  plan  No.  '2  has  1155 
hou.se  sites,  with  a dimension  of  :17  x 100,  which  is  approximately  the  average  of  all  the  designs  submitted. 


C I T Y R E S 1 1)  E X T I A L L A X D DEV  E L 0 P M E X T 


This  in  itself  may  l>e  considered  as  a partial  justification  of  the  intensity  of  the  <levelopment  used.  The 
combination  of  this  nnniber  of  house  sites  with  the  lot  area  used  has  l)een  f'otten  chiefly  at  the  expense  of 
park  and  playground  area,  in  which  this  plan  is  markedly  deficient. 

The  hon.se  location  of  this  plan  has  a commendable  degree  of  openness,  which  is  in  part  due  to  the  well- 
advised  use  of  the  double  house,  since  this  makes  the  space  between  houses  exactly  twice  what  it  would  be 
were  indivitlual  hou.se  sites  preferred. 

There  are,  however,  too  many  attached  family  houses  who.se  orientation  involves  a north  exposure  for 
many  bedrooms.  This  is  uneconomic,  since  a lower  renting  or  .selling  value  is  entailed  thereby.  There- 
fore, in  this  respect,  the  method  of  land  development  is  deficient.  A considerable  part  of  this  intensity  of 
development  has  been  made  po.ssil)le  by  the  adhering  to  the  stereotyped  city  block  plan  at  the  expense  of 
the  individual  plot  while  it  is  a (piestion  whether  a much  larger  provision  for  community  features  and  ac- 
tivity would  not  have  resulted  in  a higher  economic  value,  even  though  fewer  hou.se  sites  were  provided. 

As  regards  the  distribution  of  community  objectives  Plan  Xo.  '2  de.serves  commendation,  since  the 
internal  objectives  are  for  the  most  part  well  distributed,  tending  to  .secure  the  largest  total  land  value 
for  the  (piarter-.seetion.  It  is  a question,  however,  whether  the  location  of  all  the  stores,  instead  of  being 
[)artly  located  within  the  residential  community,  would  not  have  been  more  economically  placed  on  the 
noisy  and  le.ss  residentially  valuable  car-line  thoroughfares,  since  stores  located  within  residential  areas 
are  more  apt  to  depre.ss  than  increase  land  value.  A location  of  the  two  churches  in  opposite  parts  of  the 
property,  rather  than  approximately  contiguous,  would  have  increased  the  total  land  value.  Also,  in  a 
similar  way,  the  library  jjerhaps  could  have  been  located  apart  from  the  group  of  buildings  shown,  in  such 
a manner  as  to  have  further  added  to  the  total  land  value  of  this  property. 

.Vccording  to  the  standard  assumed  in  our  hypothesis,  the  main  feature  of  the  street  system  of  this 
plan  is  distinctly  indortunate,  since,  because  of  its  direction,  it  would  become  shortly  a very  much  used 
thoroughfare,  and  would  therefore  practically  have  the  effect  of  dividing  the  property  into  three  parts 
- — a most  undesirable  result  considering  the  ideal  is  to  create  unity  and  a .self-sufficient  re.sidential  com- 
munity. It  should  be  noted,  however,  that  .save  for  the  diagonal  avenues,  cross  traffic  has  been  fairly 
well  di.scouraged,  either  from  a north  and  .south  or  from  an  east  and  west  direction,  which  is  an  econom- 
ically commendable  feature.  Regarding  the  convenience  of  acce.ss  to  the  external  objectives,  i.e.  the  two 
car  lines  and  their  inter.sections,  the  street  .system  provides  specially  well  for  this  economically  important 
feature,  save  in  one  instance,  where  a .semi-marginal  street  near  the  .southern  limit  of  the  quart er-.sect ion 
is  not  carried  to  the  car  line,  as  it  undoubtedly  should  be. 

Regarding  the  convenience  of  acce.ss  to  the  internal  objectives  by  means  of  the  .street  .system  of  Plan 
Xo.  2 — we  find  that  these  objectives  are  on  the  main  thoroughfares,  which  are  (|uite  readily  acee.ssible 
from  the  le.ss  important  roads;  therefore,  from  this  standpoint  also  this  plan  mu.st  be  considered  economically 
good. 

\ minor  economic  consideration  should  be  noted,  i.e.  that  a higher  laiul  value  would  probably  have 
been  .secured  if  a le.ss  urban  and  more  pictures(pie  treatment  had  been  devi.sed. 


Pl.vn  Xo.  .‘5,  BY  Aleut  Pilienheug  .\nd  Mr.s.  I.vciuin  Liliexbekg 

The  intensity  of  land  development  of  Plan  Xo.  ,‘f  is  .self-evident  — it  has  the  large.st  number  of  lots 
(1422)  of  any  plan  submitted;  and  at  the  .same  time  it  uses  almost  the  smallest  individual  size  of  any, 
i.e.,  practically  25  x 100.  It  is  believed  that  such  an  intense  degree  of  development  as  here  shown  has 
been  the  cause  of  a very  large  and  definite  economic  lo.ss  to  our  cities,  and  therefore  such  an  arrange- 
ment must  be  considered  as  uneconomic,  although  it  is  granted  that  a larger  immediate  money  return  would 
probably  be  .secured  from  such  a design  as  this  than  from  one  le.ss  intensively  developed;  but,  in  the  long 
run,  the  eomnumity  lo.ss  is  much  greater  than  the  gain  from  such  intensively  developed  areas. 

In  this  plan  also,  but  in  a much  greater  degree,  the  orientation  of  the  attached  hou.se  would  create  a 
ilirect  economic  lo.ss,  on  account  of  the  numerous  hou.ses  having  only  a northern  ex|)osure,  and  would  also 
create  a large  indirect  loss  resulting  from  the  impaired  efficiency  of  the  inhabitants  of  such  unhygienic 
homes.  .Vgain,  such  an  intensity  of  development  has  to  be  accomplished,  as  is  shown  in  this  plan,  by  the 


R EV  I E W S 0 E T II  E P L A .V  S 


T'27 


sacrifice  of  those  community  recreational  ami  educational  facilities  which  are  such  positive  factors  in 
creatiiifi  the  efficiency  that  goes  hand  in  hand  with  health  and  happiness. 

The  effect  of  this  community,  designed  in  this  manner,  is  entirely  urban,  and  again,  an  economic  loss 
is  suffered  through  the  failure  to  relieve  the  monotonous  enviroumeiit  of  the  city  |)roper. 

Light  and  air  are  largely  restricted  in  the  houses  of  this  plan  to  the  front  and  rear  exposures;  thus  a 
large  |)art  of  the  possible  light  and  air  has  been  sacrificed  to  intensity  of  development  — a procedure  which 
most  certainly  culminates  in  an  economic  lo.ss  to  the  community. 

The  community  objectives  of  this  plan  are  fairly  well  treated  to  create  a large  economic  value.  A 
still  better  result  w(udd  have  been  .secured  had  all  the  churches,  rather  than  only  one,  been  located  within 
the  [woperty  instead  of  on  the  margins,  where  they  would  increa.se  the  value  of  the  external  land  almost  jis 
much  as  that  of  the  pro|)erty  within  the  boundaries  of  this  quarter-.section.  The  major  internal  objectives, 
such  as  the  field  house,  the  athletic  field,  etc.,  etc.,  are  placed  economically  to  the  most  advantage. 

In  reference  to  accessibility  of  the  main  external  objectives,  i.e.,  the  two  car  lines,  we  find  that  only 
about  one-third  of  the  property  has  direct  communication  with  the.se  objectives,  while  the  farther  away 
a plot  is  from  the.se  car  lines  the  greater  becomes  the  time  radius  from  the.se  car  lines. 

Since  the  economic  ideal  is  to  make  the  perpendicidar  distance  from  the  hou.se  sites  to  the.se  car  lines 
as  nearly  as  po.ssible  coincide  with  the  time  radius,  in  this  respect  the  plan  is  economically  deficient. 

Plan  Xo.  3 is  more  fortunate  in  the  relation  of  its  street  .system  to  its  internal  objectives  with  eight 
main  arteries  of  the  diagonals  leading  into  the  more  important  and  centrally  located  community  objectives, 
'riiis  makes  the.se  objectives  approximately  ecpiidistant  from  all  parts  of  the  property.  This  is  not  accom- 
plished, however,  at  the  expen.se  of  too  much  external  traffic  into  the  property,  or  making  too  great  a con- 
venience for  the  pa.ssage  of  through  traffic  along  the.se  avenues.  On  the  other  hand,  the  complicated  aspect 
of  this  street  .system  prevents  convenient  communication  between  home  sites  and  the  minor  community 
objectives.  Therefore,  it  is  not  as  economically  advantageous  as  it  might  be. 

We  have  di.scu.ssed  the.se  first  three  plans  at  .some  length,  becau.se  they  were  the  prize-winners.  The 
remaining  |)lans  are  not  di.scu.ssed  at  such  length,  except  in  especially  meritorious  instances,  in  view  of  the 
fact  that  the  method  of  the  application  of  the.se  economic  factors  will  be  clear,  and  can  be,  for  the  most 
part,  readily  applied  by  the  rc'ader. 


l*i>.\N  Xo.  4,  BY  Riddle  ,\nd  Riddle 

.\lthough  Plan  Xo.  4 uses  one  of  the  largest  lot  units,  i.e.,  approximately  oOxlOO  feet, yet  it  .secures  nearly 
lOOO  lots,  but  accomplishes  this  intensity  of  develo|)inent  by  means  of  an  extensive  and  consecpiently  ex- 
pc'nsive  amount  of  street  arc*a,  also  at  the  ex|)C‘nsc'  ot  a considc'rable  pcTcc'ntage  ()1  the  possible'  amount  of 
light  and  sunshine,  and  the  c-reation  of  a large  number  of  unhygienic  north  exposures.  Moreover,  it 
provides  an  inadecpiate  amount  of  park  and  playground  space  as  determiiu'd  by  the  maximum  economic 
advantage. 

The  community  objectives  are  well  located,  becau.se  of  the  ecpial  convenience  which  their  sites  provide 
to  all  parts  of  the  ciuarter-.section.  It  is  po.ssible  that  the  grouping  of  the  shops  around  the  .sciuare  would 
be  more  of  an  advantage  than  would  be  the  ca.se  were  they  located  on  the  car  lines,  but  this  is  doubt  fid, 
since  the  car-line  location  would  be  using  sites  less  desirable  tor  residential  purposes,  ami  much  more 
desirable  for  busine.ss  purpo.ses. 

The  street  .sy.stem  in  this  plan  with  respect  to  the  external  objectives  — the  car  lines  — is  convenient 
for  not  more  than  one-half  of  the  {irojierty.  Since  the  part  lor  which  it  is  inconvenient  is  the  most  distant 
from  the  two  car  lines,  this  street  .system  is  especially  disadvantageous  economically. 

In  rt'lation  to  the  internal  or  community  objectives,  the  highways  make  for  almost  the  maximum  pos- 
sible convenience,  but  have  the  disadvantage  of  inviting  a very  large  amount  of  through  traffic,  which  is 
disadvantageous  for  a residential  community. 


Pi..\x  Xo.  5,  BY  Albert  Stuur 

Plan  Xo.  j has  an  average  lot  unit  of  approximately  4.5  x 100  feet.  This  is  fairly  liberal,  and  yet  O.Vi  sites 
are  secured.  Considering  the  size  of  the  unit,  this  number  is  a very  intensive  develojimeut.  It  is  secured 


1^28 


r/7’}'  R E S f I)  E X T I A L L A X I)  D EVE  10  PM  EXT 


partly  by  the  use  of  interior  courts,  which  although  charming  architectural  units,  are  |)rohahly  econom- 
ically unsound,  because  of  being  confined  to  one  direction  of  egress  and  ingress  — an  inconvenience  not 
likely  to  be  tolerated  by  the  Americ’an  public.  The  arrangement  also  is  disadvantageous  for  the  reason  that 
it  brings  the  rears  of  the  houses  too  close  together,  although  it  does  provide  for  a charming  interior  park, 
which  wonld  have  a large  economic  value  were  it  not  for  the  inconvenience  in  the  arrangement  just 
mentioned. 

The  distribution  of  community  objectives  seems  to  be  conceived  in  a manner  to  produce  very  nearly 
the  maximum  economic  advantage.  'I'he  stores  on  all  corners,  with  the  group  of  stores  at  the  intersection 
of  the  car  line,  which  is  a most  important  external  objective  point,  is  certainly  a correct  principle.  The 
location  of  the  major  interior  objectives  in  a central  position,  equally  convenient  to  all  parts,  is  also  well 
planned,  as  are  the  churches  in  opposite  corners  of  the  property. 

The  street  .system  is  especially  good,  from  the  standpoint  of  convenience  to  the  two  car  lines,  and  (piite 
as  good  with  reference  to  the  internal  community  objectives.  From  the  standpoint,  however,  of  through 
traffic,  the  .system  is  unfortunate,  as  there  are  six  through  thoroughfares  cro.ssing  the  property  in  two 
directions  — that  would  be  exceedingly  disadvantageous  to  a re.sidential  community  from  the  economic 
standpoint. 

Xo.  (i,  UY  Robert  Kixcery 

'I'he  intensity  of  land  development  in  Plan  Xo.  (5  is  .secured  through  an  ex|)en.sive  and  wasteful  street 
.system,  which  yields  no  compen.sating  advantages. 

The  commnnity  objectives,  however,  are  conveniently  located,  while  the  street  system  provides  for 
comf)aratively  little  through  traffic,  and  a fair  degree  of  convenience  to  external  objectives. 


Pl.vn  Xo.  7,  BY  Eix;.\k  fl.  L.\wrexce 

'I'he  high  degree  of  intensity  of  this  plan  is  shown  by  its  l'"2'24  lots,  with  their  average  dimensions  of 
x too  feet,  and  is  commendable,  yet  this  intensity  has  been  accomplished  at  the  lowest  co.st  of  any  of  the 
plans  submitted,  ft  has  not  .secured  this  result  at  the  .sacrifice  of  park  and  playground  s[)aces,  which  are 
situated  in  such  a way  as  to  enhance  land  values  very  materially.  'I'he  arrangement  of  hou.ses  .secures  for 
many  the  maximum  po.ssible  exposures.  'I'herefore,  the  intensity  has  not  been  achieved  at  the  expense  of 
smdight  and  air. 

'i'he  di.stribution  of  community  objectives  along  the  boundaries  of  the  (|uarter-.section  is  certainly 
rle.sirable  as  far  as  the  commercial  units  are  concerned;  but  it  is  iui|)robable  that  for  aii  area  of  this  size  such 
a large  percentage  of  community  features  wonld  be  economical.  'I'herefore  a location  of  these  commercial 
objectives  along  the  two  car  lines,  instead  of  on  all  sides,  would  .seem  to  be  the  better  de.sigu. 

ft  is  especially  good  designing  from  an  economic  standpoint  that  the  non-commercial  community 
objectives  are  splendidly  distributed  to  .secure  a high  economic  value. 

'I'he  street  system  of  this  plan,  from  the  standpoint  of  convenience  to  the  external  objectives  or  car  lines, 
is  only  about  one-third  as  efficient  as  the  theoretical  ideal  which  would  project  all  blocks  ami  streets  per- 
pemlicular  to  the  car  line,  were  other  considerations  not  more  important.  'I'liis  point  is  the  only  major 
economic  deficiency  of  this  design. 

From  the  .standpoint  of  the  convenience  of  reaching  by  this  street  .system  the  interior  objectives,  we 
find  a very  high  degree  of  efficiency,  and  therefore  of  economic  wt>rth. 

.\gain,  this  de.sign  has  accepted  the  definite  hypothesis  stated  in  the  introduction,  i.e.,  that  the  through 
thoroughfare  is  economically  detrimental  to  a residential  area  as  this  plan  has  only  two  streets  that  would 
have  any  tendency  to  invite  cro.ss  traffic,  and,  even  if  invited,  such  traffic  would  be  negligible  on  account 
of  the  extent  of  detour  involved  by  the  eentral  public  space  — a detour  which  would,  of  course,  be  saved 
by  the  u.se  of  the  thoroughfares  flanking  this  (piarter-section. 


Pl..\X  Xo.  8,  BY  ('u.\KI.ES  A.  'I'lRKELL 

'i'he  intensity  of  tlevelopment  for  Plan  Xo.  8 is  measured  by  the  124'"2  lots  of  an  average  dimension 
of  .SO  X 100  feet.  'I'he  co.st  unit  for  this  intensity  was  one  of  the  lowest  of  any  of  the  designs. 

.Vn  examination  of  this  plan  shows  that  the  intensity  has  not  been  secured  at  the  economic  expense  of 


n Eli  E IV  S 0 E T II  E P L J \ S 


1^2!) 


the  park  and  |)lay"r<)uiui  space,  the  distance  between  lioiises,  or  an  excessive  street  system.  It  has,  how- 
ever, t)een  in  part  secured  by  the  nse  of  the  undesirable  attached  dwellings,  and  the  consecpient  lo.ss  of  a 
considerable  |)erceidage  of  the  possible  light  and  air,  and  the  provision  of  a large  miinber  of  houses  with 
northern  ex|)osnres  for  half  of  their  bedrooms. 

The  distribution  of  comnnmity  features  in  this  plan  is  economically  very  satisfactory.  They  are  dis- 
tril)uted  in  a way  which  certaiidy  tends  to  .secure  the  maximum  community  value.  The  location  of  the  stores 
at  the  intersection  of  the  car  lines  is  undoubtedly  the  most  economic  arrangement,  .since  the  prospective 
purchaser  will  find  the  site  of  the.se  stores,  no  matter  which  car  line  is  used,  convenient  both  going  to  and 
coming  back  from  the  city. 

The  street  system  of  this  plan  is  economically  very  fortunate,  since  it  is  so  designed  as  to  enable 
residents  to  reach  the  car  line  with  almost  a maximum  degree  of  convenience,  and  also  to  reach  all  the 
internal  or  community  objectives  with  even  a greater  degree  of  fa<‘ility.  From  the  standpoint  of  discourage- 
ment of  through  traffic,  this  is  decidedly  one  of  the  best  |)lans  submitted,  as  it  would  almost  completely 
aceomidish  this  end. 

This  plan  is  al.so  ingenious  and  distinctive  for  several  minor  features  — especially  its  |)icture.s(pie, 
informally  designed  street  .system,  which  would  form  a very  valuable  p.sychological  relief  to  the  formal 
monotony  of  the  city  plan,  and  which  would  con.secpiently  have  a considerable  economic  value. 

The  location  of  the  central  park  is  ideal,  and  .seems  to  be  very  nearly  of  the  .size  that  would  be  most 
advantageous,  and  at  the  .same  time  economically  feasible. 

Had  th  is  plan  u.sed  a le.ss  inten.se  develoimient,  combined  with  a more  hygienic  and  jest hetic  arrange- 
ment of  hou.ses,  it  would  certainly  have  been  one  of  the  be.st  designs,  from  the  economic  standpoint. 

1*L.\N  Xo.  !),  BY  (i.  (\)NK 

This  |)lan  has  an  economic  degree  of  intensity,  the  large  cost  of  which  does  not  |)rovide  commensurate 
advantages. 

It  has  recognized  the  economic  advantage  of  locating  busine.ss  at  the  intersections  of  the  car  lines.  It 
has  also  well  located  centrally  its  community  objectives. 

.Vlthough  its  street  .system  provides  for  an  economic  acce.ss  to  both  the  external  and  internal  objectives, 
it  does  .so  at  too  great  an  expen.se  of  the  through  traffic,  which  it  everywhere  facilitates. 

l’l..\N  Xo.  10,  BY  I’lIKLFS  WyM.\X 

This  plan  shows  its  intensity  of  develo|)inent  by  its  10(50  lots  of  an  average  of  x 100  teet.  Ibis 
intensity  is  accomplished  by  the  u.se  of  a large  [)ercentage  of  the  multiple  dwellings,  and  by  the  tact  that  they 
are  placed  in  almost  contimious  rows.  This  is  belie\ed  to  be  less  economic  than  the  same  plan  might  be 
with  a le.ss  inten.se  development.  It  must  be  noted,  however,  that  the.se  rows  are  in  most  instances  very 
much  relieved  by  frecpient  setbacks,  which  considerably  increase  tlie  amount  of  sun,  light  and  air,  which  is 
such  a large  factor  iu  determining  the  economic  value  of  a house.  It  should  also  be  noted  that  the  intensity 
of  development  has  been  accomplished  at  a relative  unit  cost  which  is  very  high  — amounting  to  almost 
.>()  per  cent  more  than  the  standard  (^liicago  (piarter-section.  ^^e  find  here  al.so,  as  in  many  other  |)lans, 
a large  percentage  of  hou.ses  with  due  north  ex[)osures. 

In  the  location  of  the  community  objectives,  the  schools’  site  and  library  are  economically  well  cho.sen 
as  are  al.so  the  store  conveniences  on  the  four  corners.  It  is  probable,  however,  that  the  amount  ot  space 
a.ssigned  to  stores  is  greater  than  the  needs  of  tliis  community,  and  therefore  uneconomic.  As  a whole, 
it  must  be  considered  that  this  plan  is  one  of  the  be.st,  from  the  standpoint  of  getting  the  maximum 
community  value  from  the  location  of  its  public  buildings  and  park. 

The  street  .system  is  excei)tionally  good,  from  the  standpoint  of  convenience  to  objectives  of  the  car 
lines  and  their  point  of  intersection,  facilitating  almost  the  minimum  time  radius  from  all  hou.se  sites  to 
car  lines. 

Regarding  convenience  of  internal  communication  to  the  main  community  objectives,  this  plan  is 
again  excellently  arranged,  since  all  these  objectives  are  conveniently  and  siinjily  reached  from  any  |)oint 
on  the  propertie.s.  An  effort  here  seem.s  to  have  been  made  with  a considerable  degree  of  .success  to  pre- 


180 


C I T }'  R E S 1 1)  E X T I A L L A X 1)  D E V E L 0 V M E X T 


vent  llirough  traffic,  except  for  the  diagonal  thoroughfares  — tlie  central  circular  park  would  not  pre- 
vent the  creating  of  two  diagonal  thoroughfares,  since  the  length  of  these  avenues  from  corner  to  corner 
would  still  be  materially  left  as  the  sum  of  the  two  sides  of  the  (piarter-section.  Furthermore,  a large  con- 
gestion of  through  traffic  would  he  likely  to  arise  from  time  to  time  because  of  this  circle  and  its  intersecting 
thoroughfares.  Such  a result,  it  is  .self-evident,  would  he  uneconomic. 

No.  1'-2,  by  Axdkh.son  .vxd  Rkecek 

The  intensity  of  development  of  Flan  No.  12  is  shown,  in  part,  hy  the  fact  that  it  has  1072  hou.se  sites 
of  au  average  dimension  of  40  x 100  feet.  A large  |>art  of  the  intensity  of  this  plan  is  due  to  the  use  of  a 
multi|)le  hou.se.  This  is  very  desirable  economically,  when  oriented  .so  as  to  avoid  one  exposure  ap|)rox- 
imately  due  north,  and  to  create  as  many  exposures  as  po.ssihle  which  are  due  east  and  west.  This  broad 
rather  than  deep  house  avoids  the  use  of  dark  interior  rooms,  and  the  .skylight  arrangement. 

This  plan  has  ignored  the  economic  disadvantage  of  the  multiple  hou.ses  which  are  placed  to  give  due 
northern  exposures. 

The  intensity  of  this  plan  is  also  gotten  at  the  expen.se  of  the  economic  advantages  of  park  and 
playground  spaces,  which  are  decidedly  too  few. 

■V  high  economic  value  has  also  been  .secure«l  by  a well  chosen  location  of  community  objectives.  Here 
again  the  .stores  and  busine.ss  buildings  are,  as  in  many  other  designs,  placed  on  the  outside  corners  of  the 
(piarter-section. 

The  .same  <piestion  ari.ses  here  as  in  other  plans,  as  to  whether  or  not  stores  are  advantageously  situat(‘d 
at  any  other  corner  than  at  the  street  car  intersection. 

'I'lie  .street  .system  provides  a commendable  degree  of  acce.ssibility  to  the  car  lines  and  their  inters(*ctions, 
though  i)robably  at  an  undue  expen.se  in  land  and  construction  cost  of  the  street  .sy.stem. 

R('garding  the  convenience  of  access  to  the  community  features,  it  is  for  the  most  part  direct  and  (piick, 
and  .so  achieves  the  economic  efficienev  desired. 


Fl.v.x  No.  18,  BY  Louis  H.  Royxtox 

Flan  No.  18  has  the  highest  degree  of  intensity  of  development  of  any  of  the  plans  submitted,  and,  at 
the  same  time,  has  the  largest  lot  unit.  It  has  1884  lots,  of  an  average  of  48  x 100  feet.  This  most  com- 
mendable result  .seems  to  be  largely  accomplished  by  a great  economy  in  stix'ct  widths  a method  entailing 
few  of  the  di.sadvantages  of  those  plans  which  have  a large  number  of  hou.se  sites. 

F.xcept  for  the  two  boundary  streets,  there  are  no  mnlti|)le  dwellings  — only  a limit(‘d  number  of 
houses  with  northern  exposures. 

Neither  is  this  intensity  accom|)li.slu“d  at  a sacrifice  of  the  amount  of  sun,  light  and  air  with  which  each 
hoii.se  is  provicU'd,  or  by  any  suggestion  of  adherence  to  the  monotonous  standard  development. 

'The  result  must  be  very  highly  commended  because  of  the  very  large  economic  value  that  this  intensity 
of  development  provides  for  with  .so  very  few  detrimental  features. 

.Vttention  should  be  calk'd  to  the  limiti'd  amount  of  park  and  playground  space  immediately  adjoining 
the  hou.se  site.  Such  playground  spaces  as  there  are  are  .so  well  |)ro|)ortioiu'd  and  desigiu'd  as  to  create 
perhaps  the  largest  economic  value  to  the  house  sites  .so  provided  for. 

riie  distribution  of  the  community  objectives  .seems  .somewhat  too  centralized  to  produce  the  greatest 
community  land  value. 

'I'lie  small  circles  in  each  (piarter  of  the  design  would  have  b(*en  s|)lendid  points  to  u.se  for  location  of 
community  objectives,  and  would  doubtle.ss  have  increased  the  total  economic  advantage  of  the  ])lan  mate- 
rially, had  they  been  .so  usi'd.  This  could  have  bet'ii  done  without  withdrawing  the  theater,  the  as.sembly 
hall  or  the  churches  from  the  central  area,  where  their  a'sthetic  advantages  are  most  economic. 

'I'he  designer  here  has  also  conchnk'd  that  the  vantage  jioint  of  the  corners  of  this  (piarter-.section  is  one 
most  economic  for  the  location  of  stores. 

'File  street  sy.stem  of  this  |)lan  is  one  of  the  most  ingenious  and  commendable  of  any  submitti'd,  and 
perhaps  would  be  ideal  if  it  could  be  sujiplemented  by  effective  traffic  regulations,  that  wonld  prevent  the 


REVIEW  S 0 E r II  E P L A .V  S 


131 


use  of  the  numerous  dia{>:onals  as  through  thorouglifares.  If  this  liowever,  eouhl  not  be  aeeoniplished,  the 
scheme  would  be  uneconomic  from  a residential  standpoint. 

The  splendid  relation  which  this  .system  has  to  the  abutting  street  .system  and  the  (’hicago  plan,  though 
highly  etlieient  from  the  municipal  .standpoint,  facilitates  all  too  readily  entrance  into  the  property  from  every 
direction. 

As  to  the  convenience  of  reaching  the  car-lines  from  all  hou.se  sites,  the  street  .system  is  again  most  ad- 
mirably arranged.  In  a similar  way  it  reaches  all  of  its  interior  objectives  so  simply  and  cpiickly.  These 
advantages  are  extremely  valuable,  and  tend  to  materially  raise  the  economic  value  of  the  community  as  a 
whole. 

I’lAN  No.  14  I5Y  \VlLM.\M  II.  SCUUCH.XKUT 


The  intensity  of  development  of  this  plan  is  accom|)lished  at  a cost  of  almost  50  per  cent  more  than  that 
of  the  standard  ('hicago  (piarter-sections. 

It  sacrifices  the  park  and  playground  amenities  to  its  house  sites,  in  what  seems  to  be  an  uneconomic 
manner.  The  distribution  of  its  community  objective  is  inade(inate,  being  too  centralized  to  produce  the 
maximum  land  value.  The  store  sites  at  the  corners,  however,  are  economically  advantageous. 

.Vlthough  the  .street  system  provides  a fairly  com|)rehensible  and  simple  means  of  reaching  external  and 
internal  objectives,  it  is  decidedly  economically  unfortunate  betause  of  its  numerous  cro.ss  thoroughfares. 


1*L.\X  Xo.  15,  HY  MorELL  .\XD  XlCIlOLS 

The  low  intensity  of  the  develo|)ment  of  this  jdan  is  shown  by  the  fact  that  it  has  only  777  house 
sites,  although  they  average  the  liberal  dimension  of  50  x 100  feet.  It  is  doubtful  whether  such  a small  num- 
ber of  sites  can  be  economically  used  for  the  average  ('hicago  families,  where  the  cost  of  land  must  be  con- 
sidered. Further,  in  spite  of  this  uninten.se  development,  the  hon.se  sites  are  without  anywhere  near  the 
amount  of  playground  space  which  would  be  economically  advantageous,  d'hey  also  have  a large  number  of 
houses,  with  a northern  exposure'. 

The  distribution  of  the  interior  objectives  is  fairly  well  calculated  to  j^roduce  a large  increase  in  land 
value.  The  .store  locations  are  certainly  well  chosen,  and  materially  aid  in  producing  a large  total  land 
value  for  the  community. 

The  street  system,  except  for  the  failure  to  extend  one  .street  to  the  car  line,  is  almost  perfectly  arranged 
to  assure  the  minimum  time  radius  to  the.se  car  lines  Irom  all  house  sites.  1 his  is  one  of  the  features  that 
contribute  .so  largely  to  creating  the  maximum  land  value. 

Regarding  the  convenience  of  reaching  internal  objectives,  the  plan  is  not  quite  .so  tortunate,  although 
it  is  very  good  except  for  two  limited  areas. 

The  plan  is  also  fairly  good  from  the  standpoint  of  the  di.scouragement  of  through  traffic.  Its  chief 
effect  lies,  however,  in  having  connected  the  diagonal  avenue  through  the  civic  center  with  two  bounding 
streets  — this  is  certain  to  divert  considerable  traffic  through  the  community. 


Flan  X'o.  1(>,  ry  ('hakles  II.  Ra.msdell 

Flan  No.  l(i  is  almost  negligible  from  an  economic  standpoint,  since  it  only  has  594  house  sites; 
although  it  must  be  admitted  that  the.se  are  of  liberal  dimensions.  The  co.st  of  land  wonld  make  this 
development  difficult  for  anywhere  near  the  family  of  average  circumstances  in  ('hicago. 

The  park  area  is  also  uneconomic  in  its  distribution  and  arrangement. 

The  distribution  of  the  community  features  is  very  good,  however,  and  tends  to  create  the  maximum 
land  value  from  this  .source. 

The  street  system  is  uneconomic,  first,  because  of  its  excessive  co.st;  secondly,  becau.se  of  its  lack  of 
simplicity. 

The  external  objectives  are  only  conveniently  reached  by  part  of  the  i)roperty,  but  the  internal  objec- 
tives are  (piite  readily  accessible.  "^I'lie  whole  plan  would  be  likely  to  create  a certain  amount  of  thiough 
traffic,  which  is  especially  disadvantageous. 


CITY  R E S 1 1)  E S r I AL  L A .V  1)  1)  E V EL  0 P M E X T 


Plan  No.  17,  uy  Alfred  B.  Yeomans 

Plan  No.  17  lia.s  a higli  degree  of  inten.sity  — 1.S41  lot.s,  ‘■Z'i  x 100  feet.  Althougli  this  lot  unit  is  small 
it  is  probably  mneb  nearer  what  is  eeonomieally  feasible  than  that  provided  in  nearly  all  of  the  other  designs. 

This  intensity  of  develo|)inent  is  not  secured  at  the  e.xpense  of  the  park  and  playground  amenities, 
which  is  all  the  more  economie  and  commendable.  Perhaps,  however,  there  is  an  economic  loss  through  the 
failure  to  create  a large  central  park  space,  which  tends  to  have  a welding  effect  socially  — resnlting  in  the 
[)rodnction  of  high  land  values. 

The  community  objectives  of  this  pro|)erty  are  well  located  with  a view  to  distributing  land  value  and 
increasing  the  total  land  value,  except  in  the  locations  of  the  stores,  which  wonhl  be  nndonbtedly  more  eco- 
nomic located  along  the  car-line  margins  of  the  property,  since  in  their  present  location  they  depre.ss  values 
from  the  residential  standpoint. 

d'he  street  .system  facilitates  fairly  well  the  a|)proaching  of  the  car-line  objectives,  although  there 
.seems  to  be  a need  of  more  streets  running  to  the  easterly  car  lines.  The  community  objectives  are  very 
conveniently  reached  from  nearly  all  house  sites,  which  is  a large  economic  advantage,  and  materially 
increases  the  individual  site  value. 

'Fhe  diagonal  thoroughfare,  and  the  two  other  cro.ss  thoroughfares  are,  as  we  have  .shown  heretofore, 
disadvantageous  in  a residential  area. 


Plan  No.  18,  by  Brazek  and  Robb 

The  inten.sity  of  hou.se  site,  is  surprisingly  great,  considering  the  very  exce.ssive  provision  made  for 
community  features.  It  .seems  also  to  be  largely  accomplished  without  the  use  of  the  multiple  dwellings 
with  northerly  exposures.  It  also  creates  a high  economic  value  through  its  splendid  block  treatment, 
with  very  liberal  interior  playgrounds,  and  with  its  architectural  arrangement  of  building  location.  The 
fact,  however,  that  this  design  would  cost  75  per  cent  more  than  the  Chicago  standard  (piarter-section  makes 
it  of  doubtful  economic  advantage,  as  far  as  the  average  Chicago  family  is  concerned.  If,  however,  a le.ss 
liberal  treatment  of  the  comminuty  objectives  was  provideil,  nearly  loOO  hon.se  sites  could  be  provided  in 
this  general  .scheme,  and  .so  perhaps  be  made  economically  justifiable. 

The  distribution  of  commnnity  objectives,  except  for  the  position  of  the  four  rows  of  stores,  within  the 
property,  would  tend  to  create  a high  economic  advantage  from  this  standpoint. 

The  street  .system  is  highly  efficient  economically,  from  the  standpoint  of  conveniently  reaching 
the  internal  objectives,  but  is  un.satisfactory  from  the  standj)oint  of  conveniently  reaching  the  external 
objectives.  In  so  far  as  it  encourages  through  traffic  on  the  diagonals,  and  on  .some  other  streets,  it  is 
economieallv  un.satisfactorv. 


Plan  No.  1!),  by  Marcia  Mead 

'I'he  inten.sity  of  land  development  is  .secured  at  an  exc-essive  cost  and  a very  high  percentage  of  street 
area.  The  design  contains  !)H(i  lot.s,  of  an  average  dimension  of  88  x 100  feet.  It  is  commendable  that  this 
inten.sity  is  accomidished  while,  at  the  .same  time,  each  plot  is  |)rovided  with  an  interior  playground. 

The  distribution  of  community  objectives  is  economically  good,  since  it  tends  to  create  the  largest 
land  value  at  a point  most  distant  from  the  intersection  of  car  lines,  which  has  the  largest  nucleus  of  land 
values  to  start  with. 

Probably  the  amount  of  space  a.ssigned  to  the.se  objectives  would  be  found  to  be  economically  exce.s.sive, 
and  a .slightly  wider  di.stribntion  to  be  more  advantageous  for  increasing  the  total  land  value  of  this  area. 

The  u.se  of  stores  at  the  point  most  distant  from  the  intersection  of  the  car-line,  as  well  as  in  a .social 
center,  is  decidedly  disadvantageous,  and,  therefore,  would  cause  a very  definite  lo.ss  in  jxi.ssible  land  value. 
The  street  system  has  the  economic  merit  of  simplicity,  which  means  convenience  and  efficieney  in  get- 
ting between  the  different  parts,  and  is  eijually  convenient  from  the  standpoint  of  making  all  hon.se  sites 
very  convenient  to  the  social  center. 


R K VIEW  S 0 F r II  K P L A X S 


183 


EXPLANATION  OF  THE  TAHLES 


The  tables  (pp.  134-137)  are  worked  up  and  based  on  the 
following  assumptions: 

First.  -Ml  marginal  streets  are  .supposed  to  have  been  fully 
cleveloped  so  that  the  figures  in  the  tables  do  not  include  any 
sidewalk,  street  pavement,  curb,  parking,  lot  frontage,  or  any 
other  item  for  the  marginal  streets. 

Second.  .Ml  streets  where  curbing  has  been  .shown  have  been 
assumed  to  have  an  18-inch  gutter  on  both  sides  of  the  streets  or 
adjacent  to  atiy  curbs  shown,  so  that  in  order  to  obtain  the  full 
street  area  within  the  curb  lines  the  linear  feet  of  curbing  .shown 
in  the  table  must  be  multiplied  by  1}^  feet,  reduced  to  scp  yds. 
and  added  to  the  amount  or  area  of  street  paving  .shown  in  the 
tables. 

Third.  All  park  areas  listed  in  the  table  include  the  parking 
or  planting  strips  along  the  streets,  all  playgrounds  or  other  open 
spaces,  and  the  gro.ss  area  of  all  lots  containing  buildings  of  a 
public  nature;  no  deductions  have  been  made  for  the  areas  of  the 
buildings. 

Fourth.  The  item  of  “sidewalks”  includes  all  .sidewalks 
along  the  streets  and  such  walks  as  deflect  from  the  streets  to 
atford  acee.ss  to  the  fronts  of  houses  or  lots.  The  item  “high- 
ways” or  “pavement”  includes  all  streets  and  any  roads  defleet- 
ing  from  them  to  affonl  access  to  hou.se  or  lot  fronts. 

Fifth.  The  item  of  .service  roads  includes  all  walks  or  drives 
not  .specified  in  the  prece<ling  paragraph. 

Sixth.  The  marginal  streets  were  taken  to  be  (iO  feet  wide  * 
in  all  eases  and  the  total  area  u.sed  for  obtaining  the  percentages 
of  the  various  items  was  2.580  feet  by  2580  feet  or  73!),(!00  .sq. 
yds. 

Seventh.  .Ml  of  the  flata  for  the  tables  were  obtained  by 
sealing  large  photographs  of  the  plans  with  the  e.xception  of 
No.  20,  the  plan  submitted  by  Mr.  Pope,  the  data  for  which 
were  taken  from  the  original  drawing. 

T.\ble  I.  The  various  quantities  were  obtained  as  above 
de.scribe«l  and  were  listed  under  the  pi'oper  hea<lings. 

T.\hle  II.  The  cost  of  the  paving  was  taken  as  the  mean  of 
the  costs  furni.shed  by  Mr.  (’.  1).  Hill,  Engineer  of  the  Board  of 
ia)cal  Improvements  of  the  City  of  Chicago.  Ml  of  the  other 
items  were  calculated  from  the  costs  as  furnished  by  Mr.  Hill 
with  the  excei)tion  of  the  cost  of  parking  which  was  tJiken  from 
the  records  of  cost  in  the  writer's  office.  The  cohimn  headed 
“ Bel.  Costs”  .shows  the  total  cost  of  the  various  .schemes  as  com- 
pared with  the  Standard  Quarter  Section  cost. 

T.vble  hi.  The  area  used  as  a basis  for  the  calculations  in 
this  table  was  739, (iOO  sq.  yds.,  which  was  derived  by  taking  a 
sixty  foot  marginal  street  from  the  full  quarter  .section,  or  in 
other  words  by  subtracting  a strip  30  feet  wide  from  the  entire 
perimeter,  leaving  a .square  2580  feet  by  2580  feet. 

The  various  items  were  obtained  by  dividing  the  area  cal- 
culated for  each  item  by  the  total  area  under  consideration. 


T.sble  IV.  The  first  three  columns  were  obtained  by  count- 
ing the  lots  shown  on  the  photographs,  and  in  eases  where  the 
lot  lines  were  not  distinctly  .shown,  the  number  of  lots  were  ob- 
tained by  a.ssuming  the  .same  frontage  as  for  the  adjacent  sections 
of  the  layout.  The  next  three  columns  were  obtained  by  scaling 
from  large  photographs. 

The  column  headed  “.\v.  Front.  Inside”  was  obtained  by 
dividing  the  number  of  lots  facing  the  streets  lying  within  the 
rear  lot  lines  of  the  marginal  streets  into  the  .sealed  frontages 
within  the  .same  limits. 

The  column  headed  “.\v.  Front.  Total”  was  obtained  by 
dividing  the  total  lot  frontage  by  the  total  number  of  lots  in  each 
scheme. 

T.\bi.e  V.  The  first  three  columns  were  obtained  by  dividing 
the  total  area  found  for  each  of  the  items  by  the  total  number  of 
lots  in  each  .scheme. 

The  fourth  column  is  the  s\mi  of  the  first  three  columns. 

The  fifth  column  was  obtained  by  assuming  the  cost  of  the 
unimproved  land  to  be  $2,500.00  per  acre  and  from  this  the 
unimproved  value  of  each  lot  was  found  by  using  the  areas  shown 
in  column  four. 

The  sixth  column  was  obtained  by  <lividing  the  total  improve- 
ment cost  as  shown  in  Table  II,  col.  7,  by  the  total  number  of  lots 
in  each  scheme. 

The  seventh  column  is  the  sum  of  the  fifth  and  sixth. 

T.\ble  \’I.  The  first  six  columns  were  obtained  by 
dividing  the  totals  of  the  various  items  for  each  of  the  .schemes 
by  the  corresponding  totals  found  for  the  Standard  Quarter 
Section. 

The  seventh  column  was  obtained  by  adding  the  Pavement, 
Gutter,  and  Sidewalk  areas  in  every  ca.se  and  dividing  the  totals 
for  the  various  schemes  by  the  total  found  for  the  Standard 
Quarter  Section,  the  idea  of  this  column  being  to  show  the  relative 
areas  devote<l  to  the  public  and  tran.sportation  uses  of  the  com- 
munity for  the  convenience  and  intercourse  of  the  people.  The 
eighth  column  was  obtained  by  adding  the  area.s  found  for  the 
Parks,  Playgounds,  Open  Spaces,  and  Service  Roads  in  all  cases 
and  dividing  the  totals  found  for  the  various  schemes  by  the  total 
of  the  Stamlard  Quarter  Section.  The  theory  of  this  column  is 
that  by  separating  the  houses  by  means  of  these  various  portions 
of  the  layout,  the  general  health  and  comfort  of  the  community 
will  be  promoted  by  affording  more  light  and  air  to  each  house  and 
at  the  .same  time  giving  space  for  recreation  in  the  parks  ami  l>lay- 
grounds.  The  Service  Roads  were  included  for  the  reason  that 
in  most  ca.ses  they  bound  the  parks  or  playgrounds  and  .so  can 
and  .should  be  considered  as  forming  a part  of  them  and  in  other 
ca.ses  where  they  do  not  bound  the  parks,  etc.,  they  separate  the 
houses  and  lots  and  so  tend  to  give  a greater  social  value  to  the 
property. 


KEY  TO  NUMBERS  OF  PLANS  IN  THE  TABLES 


S.  Chicago  .Standard  Quarter  Section 

1.  Wilhelm  Bernhard 

2.  .\rthur  C.  Comey 

3.  .Mbert  Lilienberg  and  Mrs.  Ingrid 

Lilienberg 

4.  Riddle  ami  Riddle 

5.  .Mbert  Sturr 


(i. 

Robert  Kingery 

14. 

Win.  11.  Schuchardl 

7. 

Etlgar  II.  Lawrence 

15. 

Morrell  and  Nichols 

8. 

Charles  Tirrell 

If). 

Charles  II.  Ramsdell 

9. 

G.  C.  Cone 

17. 

.\lfred  B.  Yeomans 

10. 

Phelps  \\yman 

18. 

Brazer  and  Robb 

12. 

.\nder.son  and  Reecer 

19. 

Marcia  Mead 

13. 

Louis  II . Boynton 

20. 

Roliert  .\nder.son  Pope 

•The  actual  width  of  the  marginal  or  boundary  streets  of  the  quarter  section  is  66  ft.  The  60  ft.  width  used  by  the  author  does  not,  however, 
in  any  way  invalidate  his  comparative  figures. — The  Editor. 


184 


CITY  RESIDEyriAL  LAND  DEVELOPMEST 


Table  I Quantities 


Plan 

No. 

Paving 
Sq.  Yds. 

Curbs  a 
Lin.  Feet 

id  Gutters 
Stj.  Yds. 

Sidewalks 
Sq.  Yds. 

Service  Roads 
Sq.  Yds. 

Parks  and  Play 
Sq.  Yds. 

Sewers 
Lin.  Feet 

s 

72,639 

49,038 

8,173 

32,456 

50,332 

18,480 

1 

81,063 

49,930 

8,322 

29,622 

10,618 

212,136 

20,000 

2 

54,088 

56,220 

9,370 

34,268 

8,462 

147,539 

23,000 

3 

70,412 

66,006 

11,001 

49,190 

25,570 

141,901 

29,425 

4 

82,598 

51,230 

8,539 

26,541 

40,196 

58,238 

23,700 

5 

52,583 

45,754 

7,615 

26,294 



168,161 

22,300 

6 

64,097 

63,460 

10,577 

42,996 

1,889 

226,267 

19,500 

7 

44,435 

47,930 

7,988 

7,808 

4,543 

166,543 

27,100 

8 

48,248 

41,530 

6,922 

25,303 

236,436 

20,000 

9 

60,436 

52,729 

8,788 

34,648 

48,468 

135,419 

22,610 

10 

84,942 

48,400 

8,067 

29,800 

44,489 

161,870 

28,490 

12 

80,241 

53,760 

8,960 

38,555 

28,191 

117,863 

27,000 

13 

78,634 

82,363 

13,727 

30,707 

104,448 

34,440 

14 

106,608 

59,796 

9,966 

41,867 

13,278 

78,533 

22,960 

15 

87,804 

36,991 

6,165 

19,966 

29,090 

147,747 

20,080 

16 

80,226 

54,622 

•9,103 

29,571 

26,800 

154,014 

20,900 

17 

78,859 

59,706 

9,951 

26,963 

15,085 

273,387 

23,200 

18 

116,604 

69,500 

11,583 

36,959 

25,587 

300,996 

21,640 

19 

112,082 

54,511 

9,085 

39,235 

4,633 

215,986 

24,615 

20 

55,928 

36,477 

6,080 

29,896 

29,150 

271,414 

16,184 

Table  II  Gross  Costs  of  Improvements 


Plan 

No. 

Paving 

$1.77  Sq.  Yds. 

Curb  & Gutters 
$0.75  Lin.  Ft. 

Sidewalks 
$1.35  Sq.  Yd. 

Service  Road 
$1.25  Sq.  Yd. 

Parks  & Plaj' 
.$0.20  Sq.  Yd. 

Sewers 
$1..")0  Lin.  Ft. 

4'otal 

Cost 

Rel. 

Costs 

s 

128,571.03 

36,778.50 

43,815.60 

10,066.40 

27,720.00 

246,951.-53 

1.00 

1 

143,481.51 

37,447.50 

39,989.70 

13,272.50 

42,427.20 

30,000.00 

306,618.41 

1.24 

2 

95,735.76 

42,165.00 

46,261.80 

10,577.50 

29,507.80 

34,-500.00 

2.58,747.86 

1.05 

3 

124,629.24 

49,504.50 

66,406.50 

31,962..50 

28,380.20 

44,137..50 

345,020.44 

1.40 

4 

146,198.46 

38,422.50 

35,830.35 

50,245.00 

11,647.60 

35,5.50.00 

317,893.91 

1.29 

5 

93,071.91 

34,315..50 

35,496.90 

33,632.20 

33,4.50.00 

229,966.51 

0.93 

6 

113,451.69 

47,595.00 

58,044.60 

2,361.25 

45,2.53.40 

29,2.50.00 

295,955.94 

1.20 

7 

78,649.95 

35,947.50 

10,540.80 

5,678.75 

33,308.60 

40,6.50.00 

204,775.60 

.83 

8 

85,398.96 

31,147.50 

34,159.05 

47,287.20 

30,000.00 

227,992.71 

.93 

9 

106,971.72 

39,,546.75 

46,774.80 

60,585.00 

27,083.80 

33,915.00 

314,877.07 

1.28 

10 

150,347.34 

36,300.00 

40,230.00 

55,61 1.25 

32,374.00 

42,735.00 

357,.597..59 

1.45 

12 

142,026.57 

40,320.00 

52,049.25 

35,238.75 

23,572.60 

40,500.00 

3.33,707.17 

1.35 

13 

139,192.18 

61,772.25 

41,454.45 

20,889.60 

51,660.00 

314,968.48 

1.28 

14 

188,696.16 

44,847.00 

56,520.45 

16,597.50 

15,706.60 

34,440.00 

3.56,767.71 

1.45 

15 

155,413.08 

27,743.25 

26,954.10 

36,362.50 

29,-549.40 

30,120.00 

306,142..33 

1.24 

16 

142,000.02 

40,966.50 

39,920.85 

33,500.00 

30,802.80 

31,3.50.00 

318,-540.17 

1.29 

17 

139,580.43 

44,779.50 

36,400.05 

18,856.25 

,54,677.40 

34,800.00 

329,093.63 

1.33 

18 

206,389.08 

52,125.00 

49,744.65 

31,983.75 

60,199.20 

32,460.00 

432,901.68 

1 .75 

19 

198,385.14 

40,883.25 

52,967.25 

5,891.25 

43,197.20 

36,922.-50 

378,246.-59 

1.53 

20 

98,992.56 

27,357.75 

40,359.60 

36,437.50 

.54,282.80 

24,276.00 

281,706.21 

1.13 

R EV  I E\V  H 0 E r II  E R LA  X S 


135 


Table  III  Percentages 


Plan 

No. 

Pavement 

Curbs  and 
Glitters 

Sidewalks 

Service 

Roads 

Parks  and 
Playgrounds 

Private 

Lots 

s 

9.822 

1.105 

4.388 

6.805 

77.880 

1 

10.960 

1.125 

4.005 

1.435 

28.682 

53.793 

2 

7.313 

1.267 

4.633 

1.144 

19.948 

65.694 

3 

9.520 

1.487 

6.651 

3.457 

19.186 

59.699 

4 

11.168 

1.154 

3.589 

5.435 

7.874 

70.780 

5 

7.110 

1.031 

3.555 

22.737 

65.567 

6 

8.666 

1 .430 

5.813 

.255 

30.593 

53.243 

7 

6.008 

1 .080 

1.055 

.614 

22.518 

68.725 

8 

6.524 

.936 

3.421 

31.968 

57.151 

9 

8.171 

1.188 

4.685 

6.553 

18.309 

61.094 

10 

11.485 

1.091 

4.029 

6.015 

21.886 

55.494 

12 

10.849 

1.211 

5.213 

3.812 

15.936 

62.979 

13 

10.632 

1.856 

4.152 

14.122 

69.238 

14 

14.414 

1.347 

5.661 

1.795 

10.618 

66.165 

15 

11.872 

.834 

2.700 

3.933 

19.977 

60.684 

16 

10.847 

1.231 

3.998 

3.624 

20.824 

59.476 

17 

10.662 

1.345 

3.646 

2.040 

36.964 

45.343 

18 

15.766 

1 .566 

4.998 

3.460 

40.697 

33.513 

19 

15.154 

1.228 

5.305 

.626 

29.203 

48.484 

20 

7.562 

.822 

4.042 

3.941 

36.697 

46.936 

Table  IV  Lot  Data 


Plan 

No. 

No.  Lots 
Inside 

No.  Lots 
Marginal 

No.  Lots 
4'otal 

Frontage 

Inside 

F rontage 
Marginal 

Frontage 

Total 

.\v.  Front 
Inside 

Av.  P'ront 
Total 

s 

1,344 

192 

1 ,.536 

33,600 

4,800 

38,400 

25.00 

25.00 

1 

1,064 

203 

1,267 

33,785 

5,160 

38,945 

31.76 

30.73 

2 

887 

268 

1,1.55 

33,515 

9,100 

42,615 

.37.78 

36.90 

3 

1,086 

336 

1,422 

31,3.55 

8,070 

39,425 

28.87 

27.72 

4 

728 

260 

988 

23,615 

8,.580 

32,195 

.32.43 

32..58 

5 

753 

199 

952 

31,7.50 

8,420 

40,170 

42.16 

42.19 

6 

647 

130 

777 

28,800 

4,800 

33,600 

44.51 

43.24 

7 

992 

232 

1,224 

43,240 

9,040 

52,280 

43..58 

42.71 

8 

943 

299 

1,242 

29,315 

9,490 

38,805 

31.08 

31.24 

9 

842 

225 

1,067 

40,6.55 

8,300 

48,955 

48.27 

45.88 

10 

776 

284 

1,060 

31,420 

8,280 

39,700 

40.49 

37.45 

12 

826 

246 

1,072 

28,790 

6,940 

35,730 

34.85 

33.33 

13 

1,000 

384 

1,384 

43,000 

7,920 

.50,920 

43.00 

36.79 

14 

1,008 

230 

1,238 

28,290 

5,940 

34,230 

28.06 

27.65 

15 

549 

228 

777 

25,774 

7,910 

33,684 

46.95 

43.35 

16 

384 

210 

594 

23,6.55 

7,620 

31,27.5 

61.60 

52.65 

17 

1,056 

285 

1,341 

30,105 

5,790 

35,895 

28.51 

26.77 

18 

736 

236 

972 

23,580 

5,740 

29,320 

32.04 

30.16 

19 

800 

186 

986 

33,.5.50 

7,. 520 

41,070 

41.93 

41.65 

20 

724 

1 2.59 

983 

24,044 

7,888 

31,932 

33.21 

32.48 

186 

C I r }’  R K S 1 1)  E y T I A L 

L A X 1)  DEV  E L 0 P M E X T 

Table  \’ 

Distribution  of 

Areas  and  Costs 

Plan 

No. 

Highwa}'  Area 
Per  Lot.  Sq.  Ft. 

Park  & Play 
Per  Lot.  Sq.  Ft. 

Average 
Lot.  Sc].  Ft. 

AreaChargeable 
to  Eaeh  Lot 

Land  Cost 
Per  Lot 

Impr.  Cost 
Per  Lot 

Total  Cost 
Per  Lot 

s 

004 

294 

3,375 

4,333 

S248.71 

SI  00.71 

S409.42 

1 

921 

1,507 

2,820 

5,254 

301.58 

242.00 

543.58 

2 

827 

1,158 

3,778 

5,703 

330.80 

224.02 

554.82 

3 

989 

898 

2,505 

4,392 

252.10 

242.03 

494.73 

4 

1,438 

530 

4,708 

0,730 

380.05 

321.75 

708.40 

o 

818 

1,589 

4,584 

0,991 

401.28 

241.50 

042.84 

() 

1,384 

2,021 

4,501 

8,500 

491.09 

380.89 

872.58 

7 

470 

1,224 

3,737 

1 

312.08 

107.30 

479.38 

8 

583 

1,713 

3,003 

5,359 

307.01 

183.57 

491.18 

9 

1,285 

1,142 

3,811 

0,238 

358.00 

295.10 

053.10 

10 

1,420 

1,374 

3,484 

0,278 

300.30 

337.35 

097.71 

12 

1,309 

989 

3,910 

0,208 

350.34 

311.29 

007.03 

13 

800 

079 

4,299 

5,778 

331.00 

227.57 

559.23 

14 

847 

571 

3,557 

4,975 

285.57 

288.18 

573.75 

15 

1,057 

1,711 

5,199 

8,507 

491.75 

394.00 

885.75 

10 

2,207 

2,300 

0,707 

11,274 

047.13 

530.20 

1183.39 

17 

878 

1,835 

2,250 

4,903 

284.88 

245.41 

530.29 

18 

1,700 

2,787 

2,295 

0,848 

393.08 

445.37 

838.45 

19 

1,500 

1,971 

3,273 

0,750 

387.45 

383.01 

771.00 

20 

1,108 

2,485 

3,178 

0,771 

388.00 

280.58 

075.24 

Table  \l 


Relative  Areas  and  Costs 


Plan 

No. 

Highways 

Parks  and 
Playground 

Total  Lot 
Area 

Land  Charge 
Per  Lot 

Impr.  Charge 
Per  Lot 

Total  Charge 
Per  Lot 

Economic 

Factor 

Social 

Factor 

S 

1.000 

1.000 

1.000 

1.000 

1.000 

1.000 

1.000 

1.000 

1 

1.100 

4.21 

.091 

1.212 

1..500 

1.359 

1.047 

4.425 

2 

.785 

2.93 

.843 

1 .330 

1.394 

1.302 

.800 

3.101 

3 

1.007 

2.82 

.707 

1.013 

1.509 

1.201 

1.149 

3.327 

4 

1.127 

1.10 

.909 

1 ..5.54 

1 .940 

1.532 

1.035 

1.9.55 

5 

.744 

3.34 

.842 

1.013 

1.503 

1..570 

.704 

3.341 

0 

.924 

4.49 

.083 

1.970 

2.370 

2.173 

1.035 

4..533 

7 

.049 

3.31 

.882 

1.2.54 

1.041 

1.148 

.530 

3.399 

8 

.083 

4.09 

.734 

1.230 

1.142 

1.189 

.708 

4.097 

9 

.857 

2.09 

.784 

1.439 

1.830 

1.038 

.914 

3.0.53 

10 

1.151 

3.22 

.712 

1.449 

2.099 

1.774 

1.080 

4.091 

12 

1.103 

2.34 

.809 

1.433 

1.904 

1.009 

1.124 

2.904 

13 

1.143 

2.07 

.889 

1.334 

1.410 

1.375 

1 .083 

2.075 

14 

1.442 

1 .50 

.849 

1.148 

1 .793 

1.471 

1 .394 

1 .824 

15 

1.103 

2.93 

.779 

1 .977 

2.451 

2.214 

1 .002 

3.513 

10 

1.105 

3.00 

.704 

2.002 

3.337 

2.970 

1.040 

3..502 

17 

1.099 

5.43 

..582 

1.145 

1.527 

1.330 

1.018 

5.731 

18 

1 .580 

5.98 

.430 

1..580 

2.771 

2.170 

1 .4.53 

0.489 

19 

1 .499 

4.29 

.023 

1..5.58 

2.387 

1.973 

1.411 

4.383 

20 

1.008 

5.39 

.002 

1 .502 

1 .783 

1 .049 

.810 

5.971 

REVIE  JV  S 0 F T II  E P L A X S 


137 


Tablk  \'1I  Costs  per  Scjuake  Foot  of  Lot  Area 


Plan 

No. 

Hiphwaj's 

Parks  and  Playgrounds 

Service 

Roads 

Sewers 

Private 

Lots 

Total 

Costs 

Land 

Improve. 

Land 

!inj)rove. 

Land 

I inprove. 

s 

.0113 

.0403 

.0050 

.0010 

.0054 

.0574 

.1213 

1 

.0172 

.0017 

.0300 

.0110 

.0015 

.(M)37 

.0084 

< ( 

.1924 

2 

.0105 

.0421 

.0174 

.0007 

.0010 

.0024 

.0079 

U 

.1454 

3 

.0170 

.0000 

.0185 

.0071 

.0034 

.0080 

.0111 

U 

.1831 

4 

.0120 

.0408 

.0004 

.0025 

.0044 

.0106 

.0075 

i i 

.1485 

5 

.0102 

.0373 

.0207 

.0080 

.0080 

< ( 

.1416 

() 

.0172 

.0018 

.0330 

.0128 

.0003 

.0007 

.0083 

H 

.1915 

7 

.0008 

.0273 

.0188 

.0073 

.0005 

.0012 

.0088 

n 

.1281 

8 

.0112 

.0417 

.0320 

.0127 

.0080 

i 1 

.1639 

5) 

.0132 

.0475 

.0172 

.0000 

.OOOl 

.0149 

.0083 

.1712 

10 

.0172 

.0014 

.0232 

.0088 

.0002 

.0150 

.0116 

.2008 

12 

.0157 

.0550 

.0145 

.0050 

.0035 

.0084 

.0096 

u 

.1706 

13 

.0138 

.0520 

.0138 

.0045 

.0112 

u 

.1533 

14 

.0134 

.0050 

.0002 

.0035 

.0016 

.(M)38 

.0071 

u 

.1619 

lo 

.0140 

.0520 

.0180 

.0073 

.0037 

.0090 

.0074 

u 

.1703 

10 

.0155 

.0503 

.0108 

.0078 

.0035 

.0085 

.0079 

u 

.1768 

17 

.0108 

.0731 

.0408 

.0181 

.0026 

.0062 

.0115 

( < 

.2355 

18 

.0382 

.1382 

.0007 

.0270 

.0059 

.0134 

.0146 

( < 

.3634 

10 

.0204 

.0003 

.0350 

.0138 

.0008 

.0019 

.0118 

n 

.2440 

20 

.0152 

.0534 

.0448 

.0173 

.0048 

.0116 

.0078 

i i 

.2123 

Table  VIII  Rental  and  (’arrying  Charges 


Plan 

No. 

Total  Cost 
of  Lot 

Cost  of 
House 

Total  Cost 
Hou.se  and  Lot 

.Annual  Charge 
10‘>o  of  Cost 

Monthly 

Charge 

Relative 

MonthlyCharge 

Monthly  Ch’j;.  per  .$HKI 
(trig.  Cost  of  House 

S 

409.42 

1800 

2209.42 

220.94 

18.41 

1.000 

0.833 

1 

543.58 

i i 

2343.58 

234.36 

19.53 

1.060 

U 

2 

554.82 

U 

2354.82 

235.48 

19.62 

1.065 

u 

3 

494.73 

U 

2294.73 

229.47 

19.12 

1.038 

u 

4 

708.40 

“ 

2508.40 

250.84 

20.90 

1.135 

u 

5 

642.84 

u 

2442.84 

244.28 

20.35 

1.105 

u 

6 

872.58 

u 

2672.58 

267.26 

22.27 

1.209 

u 

7 

479.38 

u 

2279.38 

227.94 

18.99 

1.031 

u 

8 

491.18 

u 

2291.18 

229.12 

19.09 

1.037 

ii 

9 

653.16 

u 

2453.16 

245.32 

20.44 

1.153 

u 

10 

697.71 

i < 

2497.71 

249.77 

20.81 

1.130 

u 

12 

667.63 

u 

2467.63 

246.76 

20.56 

1.117 

u 

13 

559.23 

u 

2359.23 

235.92 

19.66 

1.068 

n 

14 

573.75 

u 

2373.75 

237.38 

19.78 

1.074 

u 

15 

885.75 

i i 

2685.75 

268.58 

22.38 

1.215 

u 

16 

1183.39 

u 

2983.39 

298.34 

24.86 

1.350 

u 

17 

530.29 

u 

2330.29 

233.03 

19.42 

1.055 

u 

18 

838.45 

u 

2638.45 

263.85 

21.99 

1.194 

u 

19 

771.06 

i < 

2571.06 

257.11 

21.43 

1.164 

(i 

20 

675.24 

u 

2475.24 

247.52 

20.63 

1.120 

u 

138 


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